1 census tracts · pop 5,943 · pop-weighted Eviction Risk Score 5.9/10
· range 5.9–5.9
Western Pines is a one-tract neighborhood of Douglasville, GA, population 5,943. Scored across those inputs it reaches 5.9/10, placing it in the Moderate tier. Cost burden runs 59% against 30.7% citywide, putting Western Pines 28.4% over its own city.
The strongest single driver of the headline number is tenant-organizing strength at 9.2/10. Running cool is supply constraint, at 1/10. Average gross rent is $1,090, 31% below the Douglasville average of $1,582.
This is a renter market: 65% of occupied units are tenant-occupied. 20% are severely burdened, paying half their income or more in rent. That cohort has no absorption capacity for an unexpected bill, and it is where non-payment filings originate. On the softer side is eviction-process difficulty, at 2.1/10.
The poverty rate is 16%, which shows up in this model as reduced rent-recovery odds after a judgment. That places it #1 of 12 neighborhoods in Douglasville. The closest comparables inside the same city are Kellogg and Windwood Village.
Social vulnerability runs high at 9/10, concentrating the disaster- and displacement-exposure this model treats as a lagging risk input. Annual rent works out to 27% of average household income of $48,425.
One tract means one number: 5.9/10 applies directly to any address inside the boundary. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
5.9
Moderate
1 tracts · population-weighted
Western Pines vs DouglasvilleHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority70%ile
Hispanic + non-white share of population
Housing & transport83%ile
Multi-unit structures, mobile homes, crowding, no vehicle
CDC PLACES 2023 · pop-weighted
Eviction-adjacent indicators in Western Pines
Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.
19.8%Housing insecurity
12.9%Utility shutoff threat
23.9%Food insecurity
20.0%SNAP enrollment
15.4%No health insurance
35.0%Any disability
Frequently asked
About Western Pines
Q1
What is the eviction-risk score for Western Pines?
Western Pines scores 5.9/10 (Moderate 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.
Q2
How does Western Pines compare to Douglasville overall?
Western Pines scores 1.4 points higher than Douglasville overall (4.5/10). Renters spend 59% of income on rent vs 31% citywide. Average rent: $1,090 vs $1,582.
Q3
What is the average rent in Western Pines?
Average gross rent in Western Pines is $1,090/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 59% of renter households are cost-burdened.
Q4
What percentage of Western Pines residents are renters?
65% of Western Pines households are renter-occupied (vs 52% in Douglasville). The neighborhood has 5,943 residents.
Q5
Is Western Pines a high social-vulnerability area?
Western Pines sits in the 89th 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.
Q6
How safe is Western Pines for landlords?
Western Pines carries a moderate-tier eviction-risk profile for landlords (5.9/10). 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 Douglasville as a whole (4.5/10), this neighborhood is higher-risk.
Q7
What is the demographic breakdown of Western Pines?
Western Pines has 6,499 residents. Top groups: Black (non-Hispanic) (45.2%), White (non-Hispanic) (39.8%), Hispanic / Latino (11.6%). Source: ACS 5-year 2023, table B03002.
Sibling neighborhoods
Other neighborhoods inside Douglasville
Same parent city, ranked by score similarity to Western Pines.
