Within neighborhood
40
th percentile
Moderate
Neighborhood · Ranked #69,776 of 84,120 nationally
Cypress Waters Eviction Risk: Lower , Irving
Tract 48113014124 · Dallas, TX · pop 3,926 · neighborhood within 1.0 mi
The Cypress Waters area of Irving anchors census tract 48113014124, which lands at 5.1/10 on landlord eviction risk. That is riskier than roughly 41% of the 84,120 US census tracts we score.
About 65% of renters carry a rent burden of 30% of income or higher, a severe level, and 49% are severely burdened at 50% or more. Average gross rent is $3,026 monthly, set against $203,269 in average yearly household income, roughly 18% of income at the averages. About 10% of occupied units are renter-occupied.
Risk score
2.3
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 7%
Stable renters 4%
Owners 89%
Tract context
Occupied units1,550
Renter share10.5%
SVI overall0.10
Poverty rate4.9%
Median income$203,269
Percentile rank
Higher percentile = riskier than more peers.Within parent city
6
th percentile
Very Low
Within county
10
th percentile
Very Low
Within state
17
th percentile
Very Low
Geographic context
Risk heat across Irving and the region
Centroid at 32.9178, -96.9907 · click any tract to drill in
Why Cypress Waters scores 2.3
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Irving
4.0
Regional political climate
2024 county presidential margin
6.6
State political climate
Texas legislature & governorship
1.5
Economic stress
4.9% poverty · this tract
1.2
Supply constraint
$3,026 rent vs county FMR
10.0
Rent control risk
Inherited from Irving
1.0
Eviction process difficulty
State law sets the calendar
3.0
Tenant organizing strength
Inherited from Irving
2.0
Housing court bias
Inherited from Irving
2.5
How Cypress Waters compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 10
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 6%Socioeconomic
- 41%Household composition
- 72%Racial/ethnic minority
- 7%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)
- 92Total filings over 18 yrs
- 5.47%Avg annual filing rate
- 11.4%Peak (2003)
- 1Filings in 2017 (latest validated)
Filings dropped 67% over the past 18 months.
Pandemic-era tracking (2020–2021)
- 39Total filings 2020-21
- 0.5Avg monthly (observed)
- 0.3Pre-pandemic baseline
- 1.77×Ratio to baseline
Pandemic filings ran above baseline. Eviction Lab tracked Dallas, TX as part of its 34-metro Eviction Tracking System.
Comparable tracts
Census tracts with similar eviction risk
Within Cypress Waters. Closest by Eviction Risk Score.
Analysis
What drives eviction risk in Cypress Waters
What moves this score most is supply constraint at $1/10. That part is specific to this tract, computed from its own rent, income, and poverty figures. Statewide and court-level factors such as eviction-process speed and rent-control exposure are inherited from Irving eviction risk, while the economic and supply signals are measured at the tract level.
Set against its neighbors, this tract scores about the same as the Dallas County average of 5.2 and in line with the Texas statewide average of 4.9. Within its own county it reads on the safer side for landlords.
During 2020 and 2021, eviction filings here ran at about 1.77x the pre-COVID monthly baseline, above pre-pandemic levels.
The tract is Asian and White and ranks around the 10th percentile nationally on the CDC Social Vulnerability Index, a measure of how exposed residents are to housing and economic shocks. That is a relatively low-vulnerability reading.
For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.
Frequently asked
About tract 48113014124
Q1
What is the eviction-risk score for census tract 48113014124?
Census tract 48113014124 in the Cypress Waters neighborhood scores 2.3/10 (Lower 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 48113014124?
Median gross rent is $3,026/month (ACS 5-year 2023, table B25064). 65% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 48113014124?
4.9% of residents in tract 48113014124 live below the federal poverty line (ACS B17001, 2023). Population: 3,926.
Q4
How socially vulnerable is tract 48113014124?
CDC Social Vulnerability Index ranks this tract in the 10th percentile nationally. Sub-themes: socioeconomic 6th, household 41th, minority 72th, housing 7th.
Q5
Is tract 48113014124 considered part of Cypress Waters?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 48113014124 fall within Cypress Waters (neighborhood centroid within 1.0 miles, OSM data).
Q6
How many evictions are filed each year in tract 48113014124?
Princeton Eviction Lab recorded 92 eviction filings across 18 validated years in tract 48113014124 (2000-2018). The average annual filing rate is 5.47% of renter households, peaking at 11.4% in 2003. Source: Eviction Lab tract-validated 2024 release.
Q7
Did eviction filings in tract 48113014124 drop during COVID?
Pandemic-era filings ran 1.77× the pre-COVID monthly baseline. Filings ran above pre-pandemic norms. Tracked by the Eviction Lab Eviction Tracking System (Dallas eviction risk, TX), 2020-2021.
Q8
How does tract 48113014124 compare to Irving overall?
Tract 48113014124 scores 2.3/10, right in line with the parent city of Irving at 2.4/10. City-scale signals (state law, local rent controls, court bias) are inherited from Irving eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Irving
Top eight tracts in Irving ranked by composite eviction-risk score.
Tract · TX
48113014407
5.8
/ 10 · Elevated
Tract · TX
48113014409
5.4
/ 10 · Moderate
Tract · TX
48113015102
5.2
/ 10 · Moderate
Tract · TX
48113015205
4.9
/ 10 · Moderate
Tract · TX
48113014158
4.9
/ 10 · Moderate
Tract · TX
48113014405
4.8
/ 10 · Moderate
Tract · TX
48113014410
4.6
/ 10 · Moderate
Tract · TX
48113014309
4.6
/ 10 · Moderate
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