Neighborhood · Ranked #28,017 of 84,120 nationally

Sherwood Eviction Risk: Moderate , Warren

Tract 26099263800 · Macomb County, MI · pop 2,786 · neighborhood within 0.7 mi

Tract 26099263800 covers Sherwood in Warren in Michigan. Home to 2,786 residents, it scores 5.9/10 on landlord eviction risk. On the national scale it ranks #23,897 of 84,120 for landlord eviction difficulty.

Rent eats 30% or more of income for 52% of renter households, a severe level, and 28% are severely burdened at 50% or more. Average gross rent is $1,277 monthly, set against $51,476 in average yearly household income, roughly 30% of income at the averages. About 54% of occupied units are renter-occupied, a renter-majority tract.

Risk score

4.8

Moderate

Confidence 100% · 1–10 scale

Household mix · 100 hh

Burdened renters 29% Stable renters 26% Owners 45%

Tract context

Occupied units947

Renter share54.5%

SVI overall0.79

Poverty rate22.3%

Median income$51,476

Percentile rank

Higher percentile = riskier than more peers.

Geographic context

Risk heat across Warren and the region

Centroid at 42.4553, -83.0304 · click any tract to drill in

Why Sherwood scores 4.8

9 axes · 1 = landlord-friendly

Local political climate

Inherited from Warren

4.5

Regional political climate

2024 county presidential margin

4.6

State political climate

Michigan legislature & governorship

3.3

Economic stress

22.3% poverty · this tract

5.6

Supply constraint

$1,277 rent vs county FMR

4.3

Rent control risk

Inherited from Warren

1.5

Eviction process difficulty

State law sets the calendar

3.5

Tenant organizing strength

Inherited from Warren

3.0

Housing court bias

Inherited from Warren

3.5

How Sherwood compares

Risk score vs. parent city, county, state.

CDC Social Vulnerability Index

SVI percentile: 79

CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.

92%Socioeconomic
65%Household composition
77%Racial/ethnic minority
44%Housing & transportation

Historical context · 1930s redlining

HOLC grade: C: Definitely Declining

This tract sits within an area graded by the Home Owners' Loan Corporation in the 1930s. Grade C meant mixed-race / working-class neighborhoods rated as risky. These designations suppressed minority homeownership for generations and remain a documented predictor of present-day eviction filings and rent burden.

0%Grade A
0%Grade B
100%Grade C
0%Grade D · redlined

Source: Mapping Inequality (americanpanorama.org), 1935-1940 HOLC residential security maps, aggregated to 2020 census tracts by area share. CC BY-NC-SA 4.0.

Comparable tracts

Census tracts with similar eviction risk

Within Sherwood. Closest by Eviction Risk Score.

CDC PLACES 2023 · health & economic stress

Eviction-adjacent indicators

Crude prevalence of conditions linked to housing loss. Source: CDC PLACES (cwsq-ngmh), 2023 model-based small-area estimates.

24.0%Housing insecurity
17.7%Utility-shutoff threat
31.0%Food insecurity
30.6%SNAP enrollment
15.6%Transit barriers
10.4%No health insurance
22.8%Frequent mental distress
37.9%Any disability

Analysis

What drives eviction risk in Sherwood

The score leans hardest on economic stress at 5.6/10. That part is specific to this tract, computed from its own rent, income, and poverty figures. Statewide and court-level factors such as eviction-process speed and rent-control exposure are inherited from Warren eviction risk, while the economic and supply signals are measured at the tract level.

Set against its neighbors, this tract scores above the Macomb County average of 5.5 and in line with the Michigan statewide average of 5.7. Within its own county it reads on the riskier side for landlords.

HOLC surveyors mapped this tract in the 1930s with a dominant grade of C ("Declining"), above the redlined D tier. The grading still shaped decades of lending and development in the surrounding area.

The tract is Black and White and ranks around the 79th percentile nationally on the CDC Social Vulnerability Index, a measure of how exposed residents are to housing and economic shocks. High vulnerability tends to track with higher eviction-filing rates when rents climb.

For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.

Frequently asked

About tract 26099263800

What is the eviction-risk score for census tract 26099263800?

Census tract 26099263800 in the Sherwood neighborhood scores 4.8/10 (Moderate tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.

What is the average rent in tract 26099263800?

Median gross rent is $1,277/month (ACS 5-year 2023, table B25064). 52% of renter households are cost-burdened.

What is the poverty rate in tract 26099263800?

22.3% of residents in tract 26099263800 live below the federal poverty line (ACS B17001, 2023). Population: 2,786.

How socially vulnerable is tract 26099263800?

CDC Social Vulnerability Index ranks this tract in the 79th percentile nationally. Sub-themes: socioeconomic 92th, household 65th, minority 77th, housing 44th.

Is tract 26099263800 considered part of Sherwood?

Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 26099263800 fall within Sherwood (neighborhood centroid within 0.7 miles, OSM data).

What share of households in tract 26099263800 struggle to pay rent?

About 24.0% of adults in this tract reported housing insecurity (could not pay rent or mortgage in the past 12 months), per the CDC PLACES 2023 model-based small-area estimate. 17.7% also reported utility shutoff threats, a frequent precursor to eviction filings.

How does tract 26099263800 compare to Warren overall?

Tract 26099263800 scores 4.8/10, higher than the parent city of Warren at 3.5/10. City-scale signals (state law, local rent controls, court bias) are inherited from Warren eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.

Was tract 26099263800 historically redlined?

Yes. This tract sits inside an area graded by the Home Owners' Loan Corporation in the 1930s, with a dominant grade of C. 0% of the tract's area was rated D ("Hazardous"), the redlined tier. HOLC redlining systematically denied mortgage credit to Black, immigrant, and working-class neighborhoods and remains a documented predictor of present-day eviction filings, rent burden, and homeownership gaps. Source: Mapping Inequality (americanpanorama.org), Robert K. Nelson et al.

Sibling tracts

Highest-risk tracts in Warren

Top eight tracts in Warren ranked by composite eviction-risk score.