Neighborhood · Ranked #52,474 of 84,120 nationally

The Willows Eviction Risk: Lower , Pine Hills

Tract 12095012403 · Orange, FL · pop 7,408 · neighborhood within 0.7 mi

Census tract 12095012403 covers the The Willows area of Pine Hills, home to 7,408 residents. For landlords it grades 5.2/10, a moderate reading. That is riskier than about 47% of US census tracts.

About 55% of renters carry a rent burden of 30% of income or higher, a severe level, and 41% are severely burdened at 50% or more. Average rent runs $1,427 a month against an average household income of $45,431 a year, roughly 38% of income at the averages. Renters make up 48% of occupied homes.

Risk score

3.9

Lower

Confidence 100% · 1–10 scale

Household mix · 100 hh

Burdened renters 26% Stable renters 21% Owners 53%

Tract context

Occupied units2,130

Renter share47.6%

SVI overall0.99

Poverty rate22.7%

Median income$45,431

Percentile rank

Higher percentile = riskier than more peers.

Geographic context

Risk heat across Pine Hills and the region

Centroid at 28.5854, -81.4339 · click any tract to drill in

Why The Willows scores 3.9

9 axes · 1 = landlord-friendly

Local political climate

Inherited from Pine Hills

5.5

Regional political climate

2024 county presidential margin

6.2

State political climate

Florida legislature & governorship

1.5

Economic stress

22.7% poverty · this tract

5.7

Supply constraint

$1,427 rent vs county FMR

2.3

Rent control risk

Inherited from Pine Hills

1.5

Eviction process difficulty

State law sets the calendar

3.0

Tenant organizing strength

Inherited from Pine Hills

4.5

Housing court bias

Inherited from Pine Hills

4.0

How The Willows compares

Risk score vs. parent city, county, state.

CDC Social Vulnerability Index

SVI percentile: 99

CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.

98%Socioeconomic
96%Household composition
91%Racial/ethnic minority
96%Housing & transportation

Eviction filings · Princeton Eviction Lab

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.

Historic baseline (2000–2018)

1,268Total filings over 9 yrs
19.64%Avg annual filing rate
25.0%Peak (2001)
84Filings in 2016 (latest validated)

Filings by year 2000 to 2016

Filings dropped 38% over the past 9 months.

Comparable tracts

Census tracts with similar eviction risk

Within The Willows. Closest by Eviction Risk Score.

Analysis

What drives eviction risk in The Willows

The heaviest input here is economic stress at 5.7/10. That part is specific to this tract, computed from its own rent, income, and poverty figures. Statewide and court-level factors such as eviction-process speed and rent-control exposure are inherited from Pine Hills eviction risk, while the economic and supply signals are measured at the tract level.

Set against its neighbors, this tract scores about the same as the Orange County average of 5.2 and in line with the Florida statewide average of 4.9. Within its own county it reads on the riskier side for landlords.

Princeton's Eviction Lab logged 1,268 eviction filings here over 9 tracked years, with about 19.6% of renter households facing a filing in a typical year. Filings peaked at 25.0% of renter households in 2001.

The tract is predominantly Black and ranks around the 99th percentile nationally on the CDC Social Vulnerability Index, a measure of how exposed residents are to housing and economic shocks. High vulnerability tends to track with higher eviction-filing rates when rents climb.

For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.

Frequently asked

About tract 12095012403

What is the eviction-risk score for census tract 12095012403?

Census tract 12095012403 in the The Willows neighborhood scores 3.9/10 (Lower tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.

What is the average rent in tract 12095012403?

Median gross rent is $1,427/month (ACS 5-year 2023, table B25064). 55% of renter households are cost-burdened.

What is the poverty rate in tract 12095012403?

22.7% of residents in tract 12095012403 live below the federal poverty line (ACS B17001, 2023). Population: 7,408.

How socially vulnerable is tract 12095012403?

CDC Social Vulnerability Index ranks this tract in the 99th percentile nationally. Sub-themes: socioeconomic 98th, household 96th, minority 91th, housing 96th.

Is tract 12095012403 considered part of The Willows?

Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 12095012403 fall within The Willows (neighborhood centroid within 0.7 miles, OSM data).

How many evictions are filed each year in tract 12095012403?

Princeton Eviction Lab recorded 1,268 eviction filings across 9 validated years in tract 12095012403 (2000-2018). The average annual filing rate is 19.64% of renter households, peaking at 25.0% in 2001. Source: Eviction Lab tract-validated 2024 release.

How does tract 12095012403 compare to Pine Hills overall?

Tract 12095012403 scores 3.9/10, lower than the parent city of Pine Hills at 4.4/10. City-scale signals (state law, local rent controls, court bias) are inherited from Pine Hills eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.

Sibling tracts

Highest-risk tracts in Pine Hills

Top eight tracts in Pine Hills ranked by composite eviction-risk score.