4 census tracts · pop 27,522 · pop-weighted Eviction Risk Score 4.8/10
· range 4–5.2
Arbor Oaks spans 4 census tracts of Bethany, OR, population 27,522. The Eviction Risk Score is 4.8/10, in the Moderate tier. 39% of renters here are cost-burdened at the 30% threshold, clearly above the Bethany rate of 28.2%.
Pulling the other way is economic stress, at 1.1/10. Severe burden reaches 16%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears. Scores across the 4 constituent tracts range from 4 to 5.2. A 1.2-point internal spread means block-level underwriting beats area-level here.
The voucher gap is 17.1%: households holding assistance that local rents will not absorb, which shows up as churn rather than arrears. Court records carry 290 eviction filings across its 3 observed tracts.
On the high side is eviction-process difficulty at 7.1/10. Sitting well above the midpoint is tenant-organizing strength at 7.1/10. Filing activity peaked in 2016 at 6.2% of renter households.
The most recent observed rate, 2.7% in 2018, is well off that peak. Rent takes 18% of average household income, comfortably inside the 30% line and unusually low for a rental sub-market. Poverty sits at 4%, low enough that arrears here usually reflect a specific shock rather than a structural income gap.
Average gross rent runs $2,338, close to the Bethany average.
Underwrite the address, not the area: with 1.2 points between its best and worst tract, the per-tract table below is the operative number. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
4.8
Moderate
4 tracts · population-weighted
Arbor Oaks vs BethanyHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority65%ile
Hispanic + non-white share of population
Housing & transport26%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Eviction filings · Princeton Eviction Lab
Court-record eviction history in Arbor Oaks
Aggregated across 3 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.
Historic baseline (2000–2018)
290Total filings (sum)
3.53%Avg annual filing rate
6.2%Peak year (2016)
2.82%Latest filed (2018)
Pandemic-era tracking (2020–2021)
414Total filings 2020-21
1.6Avg monthly observed
1.9Pre-pandemic baseline
0.97×Ratio to baseline
Pandemic filings ran below baseline. Tracked under Eviction Lab Eviction Tracking System (Pittsburgh, PA).
Frequently asked
About Arbor Oaks
Q1
What is the eviction-risk score for Arbor Oaks?
Arbor Oaks scores 4.8/10 (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.
Q2
How does Arbor Oaks compare to Bethany overall?
Arbor Oaks scores 1.2 points lower than Bethany overall (6/10). Renters spend 39% of income on rent vs 28% citywide. Average rent: $2,338 vs $2,245.
Q3
What is the average rent in Arbor Oaks?
Average gross rent in Arbor Oaks is $2,338/month (pop-weighted across 4 census tracts, ACS 5-year 2023). 39% of renter households are cost-burdened.
Q4
What percentage of Arbor Oaks residents are renters?
33% of Arbor Oaks households are renter-occupied (vs 34% in Bethany). The neighborhood has 27,522 residents.
Q5
Is Arbor Oaks a high social-vulnerability area?
Arbor Oaks sits in the 26th percentile nationally on the CDC Social Vulnerability Index (less vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.
Q6
Which tracts in Arbor Oaks have the highest eviction risk?
The highest-risk constituent tract in Arbor Oaks is census tract 41067031514 (score 5.2/10). Across the 4 tracts in this neighborhood the score ranges from 4 to 5.2, a spread of 1.2 points.
Q7
How safe is Arbor Oaks for landlords?
Arbor Oaks carries a moderate-tier eviction-risk profile for landlords (4.8/10). 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 Bethany as a whole (6/10), this neighborhood is lower-risk.
Q8
What is the demographic breakdown of Arbor Oaks?
Arbor Oaks has 27,830 residents. Top groups: White (non-Hispanic) (50.4%), Asian (non-Hispanic) (36.3%), Other / Multiracial (6.1%). Source: ACS 5-year 2023, table B03002.
