Neighborhood · Bull Run, VA

Crestwood Village Eviction Risk: Lower

1 census tracts · pop 7,258 · pop-weighted Eviction Risk Score 3.6/10 · range 3.6–3.6

Crestwood Village is a hispanic-white neighborhood in Bull Run with 1 census tract and a population of 7,258 residents. The neighborhood's pop-weighted eviction-risk score of 3.6/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 51% of renters here pay at least 30% of household income on rent, and 26% are severely cost-burdened (≥50% of income). Average gross rent of $1,902/month sits 0% lower than the Bull Run citywide average ($1,907).

Risk score

3.6

Lower

1 tracts · population-weighted

Crestwood Village vs Bull Run How this neighborhood stacks against the citywide average

% of income on rent

50.6% 0%

Bull Run: 50.6%

Average gross rent

$1,902 0%

Bull Run: $1,907

Average HH income

$83,986 -5%

Bull Run: $88,675

Poverty rate

14.2% -7%

Bull Run: 15.3%

Renter share

64.0% +1%

Bull Run: 63.6%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Crestwood Village and the region

Click any tract to drill in · 1 tracts span score 3.6–3.6

Why Crestwood Village scores 3.6

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 6.4–6.4 across tracts

6.4

Local political climate

Parent city governance · Range 6.6–6.6 across tracts

6.6

Rent control risk

51% of income on rent · Range 2.5–2.5 across tracts

2.5

Eviction process difficulty

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

2.6

Tenant organizing strength

64% renter households · Range 2.7–2.7 across tracts

2.7

Housing court bias

County bench composition · Range 2.7–2.7 across tracts

2.7

Economic stress

14.2% below poverty line · Range 3.6–3.6 across tracts

3.6

Supply constraint

Rent-to-FMR gap & zoning friction · Range 3.2–3.2 across tracts

3.2

Risk score comparison

Crestwood Village vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Crestwood Village

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
51153901403	3.6	7,258	51%	$1,902

Social Vulnerability Index

CDC SVI percentile: 80

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

Socioeconomic status 81%ile

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

Household characteristics 30%ile

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

Racial/ethnic minority 78%ile

Hispanic + non-white share of population

Housing & transport 88%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Crestwood Village

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

Historic baseline (2000–2018)

103Total filings (sum)
6.18%Avg annual filing rate
6.2%Peak year (2016)
6.18%Latest filed (2016)

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Crestwood Village

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

14.7%Housing insecurity
9.0%Utility shutoff threat
17.1%Food insecurity
12.8%SNAP enrollment
12.9%No health insurance
29.9%Any disability

Frequently asked

About Crestwood Village

What is the eviction-risk score for Crestwood Village?

Crestwood Village scores 3.6/10 (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 Crestwood Village compare to Bull Run overall?

Crestwood Village scores 0.1 points higher than Bull Run overall (3.5/10). Renters spend 51% of income on rent vs 51% citywide. Average rent: $1,902 vs $1,907.

What is the average rent in Crestwood Village?

Average gross rent in Crestwood Village is $1,902/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 51% of renter households are cost-burdened.

What percentage of Crestwood Village residents are renters?

64% of Crestwood Village households are renter-occupied (vs 64% in Bull Run). The neighborhood has 7,258 residents.

Is Crestwood Village a high social-vulnerability area?

Crestwood Village sits in the 80th percentile nationally on the CDC Social Vulnerability Index (highly vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

How safe is Crestwood Village for landlords?

Crestwood Village carries a lower-tier eviction-risk profile for landlords (3.6/10). 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 Bull Run as a whole (3.5/10), this neighborhood is in line with the citywide level.

What is the demographic breakdown of Crestwood Village?

Crestwood Village has 7,489 residents (Hispanic-White Neighborhood). Top groups: Hispanic / Latino (42%), White (non-Hispanic) (29.4%), Black (non-Hispanic) (14%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Crestwood Village

2.1 Iron Gate 2 tracts · pop 9,000 1.7 Kerrydale 2 tracts · pop 12,361 2 The Heights 5 tracts · pop 26,016 1.1 Southlake 2 tracts · pop 12,342 2.6 Marumsco Village 3 tracts · pop 10,059 2.7 Marumsco Hills 2 tracts · pop 8,902

Sibling neighborhoods

Other neighborhoods inside Bull Run

Same parent city, ranked by score similarity to Crestwood Village.

3 Zouave Hills 1 tracts · pop 4,256 2.6 Coverstone 1 tracts · pop 4,385 5 TGM Bull Run 1 tracts · pop 3,837

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