Within neighborhood
50
th percentile
Moderate
Neighborhood · Ranked #66,742 of 84,120 nationally
Pencoyd Eviction Risk: Lower , Bala Cynwyd
Tract 42091204300 · Montgomery County, PA · pop 3,096 · neighborhood within 0.7 mi
In Pencoyd in Bala Cynwyd, census tract 42091204300 scores 5.6/10 for eviction risk. It lands near the 60th percentile nationally for landlord eviction risk.
About 40% of renters carry a rent burden of 30% of income or higher, a high level, and 21% are severely burdened at 50% or more. Average gross rent is $1,884 monthly, set against $108,344 in average yearly household income, roughly 21% of income at the averages. Renters make up 43% of occupied homes.
Risk score
2.5
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 17%
Stable renters 26%
Owners 57%
Tract context
Occupied units1,672
Renter share42.5%
SVI overall0.39
Poverty rate7.7%
Median income$108,344
Percentile rank
Higher percentile = riskier than more peers.Within parent city
50
th percentile
Moderate
Within county
75
th percentile
Elevated
Within state
26
th percentile
Low
Geographic context
Risk heat across Bala Cynwyd and the region
Centroid at 40.0091, -75.2197 · click any tract to drill in
Why Pencoyd scores 2.5
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Bala Cynwyd
8.4
Regional political climate
2024 county presidential margin
6.3
State political climate
Pennsylvania legislature & governorship
3.4
Economic stress
7.7% poverty · this tract
1.9
Supply constraint
$1,884 rent vs county FMR
5.5
Rent control risk
Inherited from Bala Cynwyd
4.4
Eviction process difficulty
State law sets the calendar
3.0
Tenant organizing strength
Inherited from Bala Cynwyd
6.6
Housing court bias
Inherited from Bala Cynwyd
4.7
How Pencoyd compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 39
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 17%Socioeconomic
- 90%Household composition
- 33%Racial/ethnic minority
- 41%Housing & transportation
Historical context · 1930s redlining
HOLC grade: A: Best
This tract sits within an area graded by the Home Owners' Loan Corporation in the 1930s. Grade A meant wealthy, predominantly white neighborhoods favored for lending. These designations suppressed minority homeownership for generations and remain a documented predictor of present-day eviction filings and rent burden.
- 86%Grade A
- 0%Grade B
- 0%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.
Eviction filings
Court-record eviction history
Court-validated eviction filings collected from county clerks and consolidated by the Eviction Lab at Princeton University. Filing rate is filings per 100 renter households.1
Historic baseline (2000–2018)
- 21Total filings over 7 yrs
- 1.06%Avg annual filing rate
- 1.8%Peak (2000)
- 2Filings in 2006 (latest validated)
Filings dropped 60% over the past 7 months.
Analysis
What drives eviction risk in Pencoyd
The score leans hardest on tenant organizing strength at 6.6/10. That part comes from the wider legal climate rather than the tract itself. Statewide and court-level factors such as eviction-process speed and rent-control exposure are inherited from Bala Cynwyd, while the economic and supply signals are measured at the tract level.
Set against its neighbors, this tract scores about the same as the Montgomery County average of 5.4 and in line with the Pennsylvania statewide average of 5.4. 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 A ("Best"), above the redlined D tier. The grading still shaped decades of lending and development in the surrounding area.
The tract is predominantly White and ranks around the 39th percentile nationally on the CDC Social Vulnerability Index, a measure of how exposed residents are to housing and economic shocks. That is a relatively low-vulnerability reading.
For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.
Frequently asked
About tract 42091204300
Q1
What is the eviction-risk score for census tract 42091204300?
Census tract 42091204300 in the Pencoyd neighborhood scores 2.5/10 (Lower tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.
Q2
What is the average rent in tract 42091204300?
Median gross rent is $1,884/month (ACS 5-year 2023, table B25064). 40% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 42091204300?
7.7% of residents in tract 42091204300 live below the federal poverty line (ACS B17001, 2023). Population: 3,096.
Q4
How socially vulnerable is tract 42091204300?
CDC Social Vulnerability Index ranks this tract in the 39th percentile nationally. Sub-themes: socioeconomic 17th, household 90th, minority 33th, housing 41th.
Q5
Is tract 42091204300 considered part of Pencoyd?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 42091204300 fall within Pencoyd (neighborhood centroid within 0.7 miles, OSM data).
Q6
How many evictions are filed each year in tract 42091204300?
Princeton Eviction Lab recorded 21 eviction filings across 7 validated years in tract 42091204300 (2000-2018). The average annual filing rate is 1.06% of renter households, peaking at 1.8% in 2000. Source: Eviction Lab tract-validated 2024 release.
Q7
How does tract 42091204300 compare to Bala Cynwyd overall?
Tract 42091204300 scores 2.5/10, lower than the parent city of Bala Cynwyd at 3.9/10. City-scale signals (state law, local rent controls, court bias) are inherited from Bala Cynwyd; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Q8
Was tract 42091204300 historically redlined?
Yes. This tract sits inside an area graded by the Home Owners' Loan Corporation in the 1930s, with a dominant grade of A. 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 Bala Cynwyd
Top eight tracts in Bala Cynwyd ranked by composite eviction-risk score.
Related