Neighborhood · Gresham, OR

Springwater Eviction Risk: Moderate

4 census tracts · pop 21,497 · pop-weighted Eviction Risk Score 4.5/10 · range 3.9–5.1

Springwater is a white (non-hispanic) neighborhood in Gresham with 4 census tracts and a population of 21,497 residents. The neighborhood's pop-weighted eviction-risk score of 4.5/10 (Moderate tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 44% of renters here pay at least 30% of household income on rent, and 16% are severely cost-burdened (≥50% of income). Average gross rent of $1,522/month sits 4% lower than the Gresham citywide average ($1,586).

Risk score

4.5

Moderate

4 tracts · population-weighted

Springwater vs Gresham How this neighborhood stacks against the citywide average

% of income on rent

44.1% +28%

Gresham: 34.4%

Average gross rent

$1,522 -4%

Gresham: $1,586

Average HH income

$90,678 +23%

Gresham: $73,608

Poverty rate

9.3% -27%

Gresham: 12.7%

Renter share

33.3% -25%

Gresham: 44.2%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Springwater and the region

Click any tract to drill in · 4 tracts span score 3.9–5.1

Why Springwater scores 4.5

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

State political climate

legislature & governorship · Range 7.2–7.2 across tracts

7.2

Regional political climate

County-level mix · 2024 presidential margin · Range 8.1–8.1 across tracts

8.1

Local political climate

Parent city governance · Range 7.5–7.5 across tracts

7.5

Rent control risk

44% of income on rent · Range 7.5–7.5 across tracts

7.5

Eviction process difficulty

State notice requirements & court backlog · Range 7.5–7.5 across tracts

7.5

Tenant organizing strength

33% renter households · Range 6.5–6.5 across tracts

6.5

Housing court bias

County bench composition · Range 7.5–7.5 across tracts

7.5

Economic stress

9.3% below poverty line · Range 1.4–3.3 across tracts

2.3

Supply constraint

Rent-to-FMR gap & zoning friction · Range 1.7–3.5 across tracts

2.6

Risk score comparison

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

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Springwater?

Left: distribution of constituent tract scores. Right: every tract as a heat square. Click any square to drill in.

Score distribution

0246810

Spread of 1.2 points from 3.9 to 5.1. Moderate variation across constituent tracts.

Tracts as heat grid

5.1 4.4 3.9 3.9

Each square = one census tract. Color tracks the same green→red ramp as the chloropleth map above.

Census tracts

4 tracts in Springwater

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
41051010408	5.1	7,664	57%	$1,582
41051009907	4.4	5,597	56%	$1,334
41051010413	3.9	5,128	28%	$1,688
41051010412	3.9	3,108	16%	$1,436

Social Vulnerability Index

CDC SVI percentile: 61

Pop-weighted across 4 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 50%ile

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

Household characteristics 67%ile

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

Racial/ethnic minority 39%ile

Hispanic + non-white share of population

Housing & transport 69%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Springwater

Aggregated across 2 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

1,651Total filings (sum)
6.88%Avg annual filing rate
15.0%Peak year (2016)
8.47%Latest filed (2016)

Pandemic-era tracking (2020–2021)

844Total filings 2020-21
3.4Avg monthly observed
2.6Pre-pandemic baseline
1.06×Ratio to baseline

Pandemic filings ran near baseline. Tracked under Eviction Lab Eviction Tracking System (Pittsburgh, PA).

Frequently asked

About Springwater

What is the eviction-risk score for Springwater?

Springwater scores 4.5/10 (Moderate tier) across 4 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 Springwater compare to Gresham overall?

Springwater scores 2.9 points lower than Gresham overall (7.4/10). Renters spend 44% of income on rent vs 34% citywide. Average rent: $1,522 vs $1,586.

What is the average rent in Springwater?

Average gross rent in Springwater is $1,522/month (pop-weighted across 4 census tracts, ACS 5-year 2023). 44% of renter households are cost-burdened.

What percentage of Springwater residents are renters?

33% of Springwater households are renter-occupied (vs 44% in Gresham). The neighborhood has 21,497 residents.

Is Springwater a high social-vulnerability area?

Springwater sits in the 61st percentile nationally on the CDC Social Vulnerability Index (moderately vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

Which tracts in Springwater have the highest eviction risk?

The highest-risk constituent tract in Springwater is census tract 41051010408 (score 5.1/10). Across the 4 tracts in this neighborhood the score ranges from 3.9 to 5.1, a spread of 1.2 points.

How safe is Springwater for landlords?

Springwater carries a moderate-tier eviction-risk profile for landlords (4.5/10). Pop-weighted across 4 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Gresham as a whole (7.4/10), this neighborhood is lower-risk.

What is the demographic breakdown of Springwater?

Springwater has 21,457 residents (White (non-Hispanic) Neighborhood). Top groups: White (non-Hispanic) (69.2%), Hispanic / Latino (16.7%), Other / Multiracial (8%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Springwater

5.1 Central City 6 tracts · pop 30,187 3.8 Southwest 2 tracts · pop 10,826 3.9 Town Center 2 tracts · pop 8,962 5.6 North Central 2 tracts · pop 10,576 6 Centennial 5 tracts · pop 24,702 6.3 Rockwood 2 tracts · pop 10,014

Sibling neighborhoods

Other neighborhoods inside Gresham

Same parent city, ranked by score similarity to Springwater.

4.4 Holly Brook 1 tracts · pop 3,527 4.2 Northwest 1 tracts · pop 5,543 5.2 Central City 6 tracts · pop 30,187 5.3 Wilkes East 2 tracts · pop 11,696 3.6 Southwest 2 tracts · pop 10,826 5.6 North Central 2 tracts · pop 10,576

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