Neighborhood · Covington, WA

Shire Hills Eviction Risk: Lower

1 census tracts · pop 7,263 · pop-weighted Eviction Risk Score 2.1/10 · range 2.1–2.1

Shire Hills is a diverse neighborhood in Covington with 1 census tract and a population of 7,263 residents. The neighborhood's pop-weighted eviction-risk score of 2.1/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 18% of renters here pay at least 30% of household income on rent, and 18% are severely cost-burdened (≥50% of income). Average gross rent of $2,502/month sits 12% higher than the Covington citywide average ($2,232).

Risk score

2.1

Lower

1 tracts · population-weighted

Shire Hills vs Covington How this neighborhood stacks against the citywide average

% of income on rent

17.9% -40%

Covington: 29.9%

Average gross rent

$2,502 +12%

Covington: $2,232

Average HH income

$123,721 -2%

Covington: $126,730

Poverty rate

4.3% -8%

Covington: 4.7%

Renter share

13.0% -38%

Covington: 21.1%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Shire Hills and the region

Click any tract to drill in · 1 tracts span score 2.1–2.1

Why Shire Hills scores 2.1

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

State political climate

legislature & governorship · Range 6.0–6.0 across tracts

6.0

Regional political climate

County-level mix · 2024 presidential margin · Range 7.6–7.6 across tracts

7.6

Local political climate

Parent city governance · Range 7.9–7.9 across tracts

7.9

Rent control risk

18% of income on rent · Range 7.6–7.6 across tracts

7.6

Eviction process difficulty

State notice requirements & court backlog · Range 6.2–6.2 across tracts

6.2

Tenant organizing strength

13% renter households · Range 4.8–4.8 across tracts

4.8

Housing court bias

County bench composition · Range 5.3–5.3 across tracts

5.3

Economic stress

4.3% below poverty line · Range 1.1–1.1 across tracts

1.1

Supply constraint

Rent-to-FMR gap & zoning friction · Range 4.4–4.4 across tracts

4.4

Risk score comparison

Shire Hills vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Shire Hills

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
53033032005	2.1	7,263	18%	$2,502

Social Vulnerability Index

CDC SVI percentile: 16

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

Socioeconomic status 22%ile

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

Household characteristics 32%ile

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

Racial/ethnic minority 55%ile

Hispanic + non-white share of population

Housing & transport 9%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Shire Hills

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

Historic baseline (2000–2018)

125Total filings (sum)
4.07%Avg annual filing rate
9.2%Peak year (2004)
4.76%Latest filed (2013)

Frequently asked

About Shire Hills

What is the eviction-risk score for Shire Hills?

Shire Hills scores 2.1/10 (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 Shire Hills compare to Covington overall?

Shire Hills scores 4.8 points lower than Covington overall (6.9/10). Renters spend 18% of income on rent vs 30% citywide. Average rent: $2,502 vs $2,232.

What is the average rent in Shire Hills?

Average gross rent in Shire Hills is $2,502/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 18% of renter households are cost-burdened.

What percentage of Shire Hills residents are renters?

13% of Shire Hills households are renter-occupied (vs 21% in Covington). The neighborhood has 7,263 residents.

Is Shire Hills a high social-vulnerability area?

Shire Hills sits in the 16th 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 Shire Hills for landlords?

Shire Hills carries a lower-tier eviction-risk profile for landlords (2.1/10). 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 Covington as a whole (6.9/10), this neighborhood is lower-risk.

What is the demographic breakdown of Shire Hills?

Shire Hills has 7,543 residents (Diverse Neighborhood). Top groups: White (non-Hispanic) (55.9%), Asian (non-Hispanic) (13.9%), Hispanic / Latino (13.5%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Shire Hills

2 The Grove at Spring Lake 2 tracts · pop 8,699 4.7 Arbor Village 4 tracts · pop 20,275 3.4 Wynaco 2 tracts · pop 11,166 4 Fox Creek 2 tracts · pop 7,550 3.7 Riverpointe 2 tracts · pop 12,731 4.3 Stonepine 2 tracts · pop 9,066

Sibling neighborhoods

Other neighborhoods inside Covington

Same parent city, ranked by score similarity to Shire Hills.

1.9 Stonefield 1 tracts · pop 3,751 1.9 Crofton Heights 1 tracts · pop 4,255 2.6 Affinity at Covington 1 tracts · pop 4,468

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