Within neighborhood
50
th percentile
Moderate
Neighborhood · Ranked #31,159 of 84,120 nationally
Four Oaks Eviction Risk: Moderate , Dunwoody
Tract 13089021305 · DeKalb County, GA · pop 5,436 · neighborhood within 0.6 mi
Census tract 13089021305 belongs to the Four Oaks neighborhood of Dunwoody, Georgia. It is home to 5,436 residents and scores 7.2/10, an elevated reading for landlords. That is riskier than about 97% of US census tracts.
Rent eats 30% or more of income for 66% of renter households, a severe level, and 35% are severely burdened at 50% or more. Average rent runs $1,644 a month against an average household income of $54,435 a year, roughly 36% of income at the averages. Renters make up 71% of occupied homes, a renter-majority tract.
Risk score
4.6
Moderate
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 47%
Stable renters 24%
Owners 29%
Tract context
Occupied units1,625
Renter share70.5%
SVI overall0.87
Poverty rate28.0%
Median income$54,435
Percentile rank
Higher percentile = riskier than more peers.Within parent city
100
th percentile
Very High
Within county
82
th percentile
High
Within state
71
th percentile
Elevated
Geographic context
Risk heat across Dunwoody and the region
Centroid at 33.9339, -84.2720 · click any tract to drill in
Why Four Oaks scores 4.6
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Dunwoody
8.5
Regional political climate
2024 county presidential margin
8.4
State political climate
Georgia legislature & governorship
2.0
Economic stress
28.0% poverty · this tract
7.0
Supply constraint
$1,644 rent vs county FMR
4.0
Rent control risk
Inherited from Dunwoody
7.9
Eviction process difficulty
State law sets the calendar
1.6
Tenant organizing strength
Inherited from Dunwoody
8.8
Housing court bias
Inherited from Dunwoody
5.9
How Four Oaks compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 87
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 91%Socioeconomic
- 76%Household composition
- 83%Racial/ethnic minority
- 65%Housing & transportation
Eviction filings
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.1
Historic baseline (2000–2018)
- 2,188Total filings over 8 yrs
- 29.88%Avg annual filing rate
- 39.6%Peak (2004)
- 230Filings in 2016 (latest validated)
Filings dropped 39% over the past 8 months.
Pandemic-era tracking (2020–2021)
- 1,237Total filings 2020-21
- 16.3Avg monthly (observed)
- 0.0Pre-pandemic baseline
- 0.00×Ratio to baseline
Pandemic filings ran far below baseline (moratorium effect). Eviction Lab tracked Atlanta, GA as part of its 34-metro Eviction Tracking System.
CDC PLACES 2023 · health & economic stress
Eviction-adjacent indicators
Crude prevalence of conditions linked to housing loss. Source: CDC PLACES (cwsq-ngmh), 2023 model-based small-area estimates.
- 25.7%Housing insecurity
- 16.0%Utility-shutoff threat
- 33.3%Food insecurity
- 27.6%SNAP enrollment
- 16.5%Transit barriers
- 31.3%No health insurance
- 18.8%Frequent mental distress
- 32.5%Any disability
Analysis
What drives eviction risk in Four Oaks
The score leans hardest on tenant organizing strength at 8.8/10. That part comes from the wider legal climate rather than the tract itself. Statewide and court-level factors such as eviction-process speed and rent-control exposure are inherited from Dunwoody eviction risk, while the economic and supply signals are measured at the tract level.
Set against its neighbors, this tract scores above the DeKalb County average of 6.4 and above the Georgia statewide average of 5.6. Within its own county it reads on the riskier side for landlords.
Princeton's Eviction Lab logged 2,188 eviction filings here over 8 tracked years, with about 29.9% of renter households facing a filing in a typical year. Filings peaked at 39.6% of renter households in 2004.
In CDC survey modeling, about 25.7% of adults here said they could not pay rent or mortgage at some point in the past year, and 16.0% faced a utility shutoff threat, a common early warning before a filing.
For a landlord, this is a tract where process discipline pays off. Clean paperwork and steady screening keep the elevated risk manageable.
Frequently asked
About tract 13089021305
Q1
What is the eviction-risk score for census tract 13089021305?
Census tract 13089021305 in the Four Oaks neighborhood scores 4.6/10 (Moderate tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.
Q2
What is the average rent in tract 13089021305?
Median gross rent is $1,644/month (ACS 5-year 2023, table B25064). 66% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 13089021305?
28.0% of residents in tract 13089021305 live below the federal poverty line (ACS B17001, 2023). Population: 5,436.
Q4
How socially vulnerable is tract 13089021305?
CDC Social Vulnerability Index ranks this tract in the 87th percentile nationally. Sub-themes: socioeconomic 91th, household 76th, minority 83th, housing 65th.
Q5
Is tract 13089021305 considered part of Four Oaks?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 13089021305 fall within Four Oaks (neighborhood centroid within 0.6 miles, OSM data).
Q6
How many evictions are filed each year in tract 13089021305?
Princeton Eviction Lab recorded 2,188 eviction filings across 8 validated years in tract 13089021305 (2000-2018). The average annual filing rate is 29.88% of renter households, peaking at 39.6% in 2004. Source: Eviction Lab tract-validated 2024 release.
Q7
What share of households in tract 13089021305 struggle to pay rent?
About 25.7% of adults in this tract reported housing insecurity (could not pay rent or mortgage in the past 12 months), per the CDC PLACES 2023 model-based small-area estimate. 16.0% also reported utility shutoff threats, a frequent precursor to eviction filings.
Q8
How does tract 13089021305 compare to Dunwoody overall?
Tract 13089021305 scores 4.6/10, higher than the parent city of Dunwoody at 2.3/10. City-scale signals (state law, local rent controls, court bias) are inherited from Dunwoody eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Dunwoody
Top eight tracts in Dunwoody ranked by composite eviction-risk score.
Tract · GA
Shenandoah
3.5
/ 10 · Low
Tract · GA
Huntley Hills
2.9
/ 10 · Low
Tract · GA
Valley View
2.5
/ 10 · Low
Tract · GA
Valley View
1.8
/ 10 · Very Low
Tract · GA
DeKalb Highlands
1.6
/ 10 · Very Low
Tract · GA
Valley View
1.6
/ 10 · Very Low
Tract · GA
Valley View
1.3
/ 10 · Very Low
Tract · GA
Fox Hollow
1.2
/ 10 · Very Low
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