Neighborhood · Independent Hill, VA

Shenandoah Eviction Risk: Lower

1 census tracts · pop 5,259 · pop-weighted Eviction Risk Score 1.4/10 · range 1.4–1.4

Shenandoah is a white (non-hispanic) neighborhood in Independent Hill with 1 census tract and a population of 5,259 residents. The neighborhood's pop-weighted eviction-risk score of 1.4/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 36% of renters here pay at least 30% of household income on rent, and 36% are severely cost-burdened (≥50% of income).

Risk score

1.4

Lower

1 tracts · population-weighted

Shenandoah vs Independent Hill How this neighborhood stacks against the citywide average

% of income on rent

35.7% +39%

Independent Hill: 25.6%

Average gross rent

$0 -100%

Independent Hill: $2,295

Average HH income

$182,934 -11%

Independent Hill: $204,500

Poverty rate

7.4% +612%

Independent Hill: 1.0%

Renter share

1.6% -59%

Independent Hill: 3.9%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Shenandoah and the region

Click any tract to drill in · 1 tracts span score 1.4–1.4

Why Shenandoah scores 1.4

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 6.7–6.7 across tracts

6.7

Rent control risk

36% of income on rent · Range 4.3–4.3 across tracts

4.3

Eviction process difficulty

State notice requirements & court backlog · Range 3.4–3.4 across tracts

3.4

Tenant organizing strength

2% renter households · Range 2.0–2.0 across tracts

2.0

Housing court bias

County bench composition · Range 3.1–3.1 across tracts

3.1

Economic stress

7.4% below poverty line · Range 1.9–1.9 across tracts

1.9

Supply constraint

Rent-to-FMR gap & zoning friction · Range 5.0–5.0 across tracts

5.0

Risk score comparison

Shenandoah vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Shenandoah

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
51153901306	1.4	5,259	36%	—

Social Vulnerability Index

CDC SVI percentile: 9

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

Socioeconomic status 10%ile

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

Household characteristics 44%ile

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

Racial/ethnic minority 42%ile

Hispanic + non-white share of population

Housing & transport 6%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Shenandoah

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

Historic baseline (2000–2018)

4Total filings (sum)
14.29%Avg annual filing rate
14.3%Peak year (2016)
14.29%Latest filed (2016)

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Shenandoah

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

7.7%Housing insecurity
5.0%Utility shutoff threat
8.6%Food insecurity
6.2%SNAP enrollment
6.8%No health insurance
27.8%Any disability

Frequently asked

About Shenandoah

What is the eviction-risk score for Shenandoah?

Shenandoah scores 1.4/10 (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 Shenandoah compare to Independent Hill overall?

Shenandoah scores 1.9 points lower than Independent Hill overall (3.3/10). Renters spend 36% of income on rent vs 26% citywide.

What percentage of Shenandoah residents are renters?

2% of Shenandoah households are renter-occupied (vs 4% in Independent Hill). The neighborhood has 5,259 residents.

Is Shenandoah a high social-vulnerability area?

Shenandoah sits in the 9th percentile nationally on the CDC Social Vulnerability Index (low vulnerability). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

How safe is Shenandoah for landlords?

Shenandoah carries a lower-tier eviction-risk profile for landlords (1.4/10). 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 Independent Hill as a whole (3.3/10), this neighborhood is lower-risk.

What is the demographic breakdown of Shenandoah?

Shenandoah has 5,068 residents (White (non-Hispanic) Neighborhood). Top groups: White (non-Hispanic) (80.3%), Hispanic / Latino (8.4%), Black (non-Hispanic) (5.9%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Shenandoah

1.7 Kerrydale 2 tracts · pop 12,361 1.1 Southlake 2 tracts · pop 12,342 2.1 Iron Gate 2 tracts · pop 9,000 2 The Heights 5 tracts · pop 26,016 2.1 Spyglass Hill 2 tracts · pop 8,989 2.7 Marumsco Hills 2 tracts · pop 8,902

Sibling neighborhoods

Other neighborhoods inside Independent Hill

Same parent city, ranked by score similarity to Shenandoah.

1.1 Woodhaven 1 tracts · pop 2,986 1 Winding Creek 1 tracts · pop 6,623

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