Neighborhood · Meadowbrook, VA

Watch Run Eviction Risk: Lower

1 census tracts · pop 4,640 · pop-weighted Eviction Risk Score 3.7/10 · range 3.7–3.7

Watch Run is a black-hispanic neighborhood in Meadowbrook with 1 census tract and a population of 4,640 residents. The neighborhood's pop-weighted eviction-risk score of 3.7/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 37% of renters here pay at least 30% of household income on rent, and 25% are severely cost-burdened (≥50% of income). Average gross rent of $1,803/month sits 14% higher than the Meadowbrook citywide average ($1,583).

Risk score

3.7

Lower

1 tracts · population-weighted

Watch Run vs Meadowbrook How this neighborhood stacks against the citywide average

% of income on rent

36.5% -2%

Meadowbrook: 37.4%

Average gross rent

$1,803 +14%

Meadowbrook: $1,583

Average HH income

$76,623 -4%

Meadowbrook: $79,750

Poverty rate

14.8% +15%

Meadowbrook: 12.9%

Renter share

19.3% -22%

Meadowbrook: 24.6%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Watch Run and the region

Click any tract to drill in · 1 tracts span score 3.7–3.7

Why Watch Run scores 3.7

9 axes · pop-weighted · 1 = landlord-friendly

State political climate

legislature & governorship · Range 3.2–3.2 across tracts

3.2

Regional political climate

County-level mix · 2024 presidential margin · Range 5.3–5.3 across tracts

5.3

Local political climate

Parent city governance · Range 8.6–8.6 across tracts

8.6

Rent control risk

37% of income on rent · Range 6.6–6.6 across tracts

6.6

Eviction process difficulty

State notice requirements & court backlog · Range 2.6–2.6 across tracts

2.6

Tenant organizing strength

19% renter households · Range 6.1–6.1 across tracts

6.1

Housing court bias

County bench composition · Range 6.4–6.4 across tracts

6.4

Economic stress

14.8% below poverty line · Range 3.7–3.7 across tracts

3.7

Supply constraint

Rent-to-FMR gap & zoning friction · Range 5.5–5.5 across tracts

5.5

Risk score comparison

Watch Run vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Watch Run

Ranked highest-risk first. Click for per-tract detail.

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
51041100805	3.7	4,640	37%	$1,803

Social Vulnerability Index

CDC SVI percentile: 66

Pop-weighted across 1 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 62%ile

Poverty, unemployment, no-HS-diploma, housing cost burden

Household characteristics 86%ile

Single-parent HH, disability, language barriers, age 17- / 65+

Racial/ethnic minority 76%ile

Hispanic + non-white share of population

Housing & transport 34%ile

Multi-unit structures, mobile homes, crowding, no vehicle

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Watch Run

Aggregated across 1 validated constituent tract. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

524Total filings (sum)
22.40%Avg annual filing rate
28.2%Peak year (2013)
14.50%Latest filed (2016)

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Watch Run

Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.

18.4%Housing insecurity
11.9%Utility shutoff threat
22.0%Food insecurity
18.7%SNAP enrollment
14.2%No health insurance
35.1%Any disability

Frequently asked

About Watch Run

What is the eviction-risk score for Watch Run?

Watch Run scores 3.7/10 (Lower tier) across 1 census tracts. The pop-weighted Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income and poverty signals.

How does Watch Run compare to Meadowbrook overall?

Watch Run scores 0.0 points higher than Meadowbrook overall (3.7/10). Renters spend 37% of income on rent vs 37% citywide. Average rent: $1,803 vs $1,583.

What is the average rent in Watch Run?

Average gross rent in Watch Run is $1,803/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 37% of renter households are cost-burdened.

What percentage of Watch Run residents are renters?

19% of Watch Run households are renter-occupied (vs 25% in Meadowbrook). The neighborhood has 4,640 residents.

Is Watch Run a high social-vulnerability area?

Watch Run sits in the 66th percentile nationally on the CDC Social Vulnerability Index (moderately vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

How safe is Watch Run for landlords?

Watch Run carries a lower-tier eviction-risk profile for landlords (3.7/10). Pop-weighted across 1 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Meadowbrook as a whole (3.7/10), this neighborhood is in line with the citywide level.

What is the demographic breakdown of Watch Run?

Watch Run has 5,138 residents (Black-Hispanic Neighborhood). Top groups: Black (non-Hispanic) (40.1%), Hispanic / Latino (27.5%), White (non-Hispanic) (27.1%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Watch Run

5.1 Drewrys Bluff 2 tracts · pop 5,232 3.4 Hunting Creek Hills 2 tracts · pop 7,385 4.8 Bensley Village 2 tracts · pop 4,736 2 Grove Place 2 tracts · pop 13,059 2.2 Brighton Green 2 tracts · pop 5,513 2.1 Cameron Bay 2 tracts · pop 9,327

Sibling neighborhoods

Other neighborhoods inside Meadowbrook

Same parent city, ranked by score similarity to Watch Run.

3.4 Hunting Creek Hills 2 tracts · pop 7,385 3.1 Dorchester 1 tracts · pop 4,501 2.8 Beulah Village 1 tracts · pop 2,873 2.5 Indian Springs 1 tracts · pop 6,892

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