Neighborhood · Douglasville, GA

Western Pines Eviction Risk: Moderate

1 census tracts · pop 5,943 · pop-weighted Eviction Risk Score 4.3/10 · range 4.3–4.3

Western Pines is a black-white neighborhood in Douglasville with 1 census tract and a population of 5,943 residents. The neighborhood's pop-weighted eviction-risk score of 4.3/10 (Moderate tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 59% of renters here pay at least 30% of household income on rent, and 20% are severely cost-burdened (≥50% of income). Average gross rent of $1,090/month sits 31% lower than the Douglasville citywide average ($1,582).

Risk score

4.3

Moderate

1 tracts · population-weighted

Western Pines vs Douglasville How this neighborhood stacks against the citywide average

% of income on rent

59.1% +93%

Douglasville: 30.7%

Average gross rent

$1,090 -31%

Douglasville: $1,582

Average HH income

$48,425 -37%

Douglasville: $76,591

Poverty rate

16.2% +44%

Douglasville: 11.2%

Renter share

65.3% +26%

Douglasville: 51.7%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Western Pines and the region

Click any tract to drill in · 1 tracts span score 4.3–4.3

Why Western Pines scores 4.3

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

State political climate

legislature & governorship · Range 2.0–2.0 across tracts

2.0

Regional political climate

County-level mix · 2024 presidential margin · Range 6.3–6.3 across tracts

6.3

Local political climate

Parent city governance · Range 6.6–6.6 across tracts

6.6

Rent control risk

59% of income on rent · Range 6.2–6.2 across tracts

6.2

Eviction process difficulty

State notice requirements & court backlog · Range 2.1–2.1 across tracts

2.1

Tenant organizing strength

65% renter households · Range 9.2–9.2 across tracts

9.2

Housing court bias

County bench composition · Range 5.9–5.9 across tracts

5.9

Economic stress

16.2% below poverty line · Range 4.0–4.0 across tracts

4.0

Supply constraint

Rent-to-FMR gap & zoning friction · Range 1.0–1.0 across tracts

1.0

Risk score comparison

Western Pines vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Western Pines

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
13097080304	4.3	5,943	59%	$1,090

Social Vulnerability Index

CDC SVI percentile: 89

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

Socioeconomic status 88%ile

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

Household characteristics 74%ile

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

Racial/ethnic minority 70%ile

Hispanic + non-white share of population

Housing & transport 83%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

What is the eviction-risk score for Western Pines?

Western Pines scores 4.3/10 (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.

How does Western Pines compare to Douglasville overall?

Western Pines scores 1.7 points higher than Douglasville overall (2.6/10). Renters spend 59% of income on rent vs 31% citywide. Average rent: $1,090 vs $1,582.

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.

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.

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.

How safe is Western Pines for landlords?

Western Pines carries a moderate-tier eviction-risk profile for landlords (4.3/10). 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 (2.6/10), this neighborhood is higher-risk.

What is the demographic breakdown of Western Pines?

Western Pines has 6,499 residents (Black-White Neighborhood). 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.

4.4 Windwood Village 1 tracts · pop 5,080 3.8 Executive Heights 1 tracts · pop 4,686 3.5 The Oaks 1 tracts · pop 5,214 5.2 Kellogg 1 tracts · pop 3,171 3.1 The Willows 1 tracts · pop 5,576 3.1 Lincoln Heights 1 tracts · pop 3,775

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