Within neighborhood
100
th percentile
Very High
Neighborhood · Ranked #32,735 of 84,120 nationally
Valley Ranch Eviction Risk: Moderate , Irving
Tract 48113014132 · Dallas, TX · pop 2,895 · neighborhood within 0.7 mi
Tract 48113014132, home to 2,895 residents in the Valley Ranch area of Irving, scores 5.3/10 for landlord eviction risk. That is riskier than roughly 48% of the 84,120 US census tracts we score.
About 53% of renters carry a rent burden of 30% of income or higher, a severe level, and 39% are severely burdened at 50% or more. Average gross rent is $1,495 monthly, set against $78,536 in average yearly household income, roughly 23% of income at the averages. Renters make up 62% of occupied homes, a renter-majority tract.
Risk score
4.5
Moderate
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 33%
Stable renters 30%
Owners 37%
Tract context
Occupied units1,093
Renter share62.5%
SVI overall0.70
Poverty rate21.1%
Median income$78,536
Percentile rank
Higher percentile = riskier than more peers.Within parent city
82
th percentile
High
Within county
69
th percentile
Elevated
Within state
64
th percentile
Elevated
Geographic context
Risk heat across Irving and the region
Centroid at 32.9430, -96.9468 · click any tract to drill in
Why Valley Ranch scores 4.5
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
21.1% poverty · this tract
5.3
Supply constraint
$1,495 rent vs county FMR
2.9
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 Valley Ranch compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 70
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 73%Socioeconomic
- 65%Household composition
- 84%Racial/ethnic minority
- 45%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)
- 934Total filings over 18 yrs
- 8.01%Avg annual filing rate
- 19.4%Peak (2013)
- 13Filings in 2017 (latest validated)
Filings dropped 68% over the past 18 months.
Pandemic-era tracking (2020–2021)
- 203Total filings 2020-21
- 2.6Avg monthly (observed)
- 1.6Pre-pandemic baseline
- 1.69×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 Valley Ranch. Closest by Eviction Risk Score.
Analysis
What drives eviction risk in Valley Ranch
The heaviest input here is economic stress at 5.3/10. 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 above the Texas statewide average of 4.9. Within its own county it reads on the riskier side for landlords.
The tract is Asian and Black and ranks around the 70th percentile nationally on the CDC Social Vulnerability Index, a measure of how exposed residents are to housing and economic shocks. That is a middle-of-the-pack reading for social vulnerability.
Princeton's Eviction Lab logged 934 eviction filings here over 18 tracked years, with about 8.0% of renter households facing a filing in a typical year. Filings peaked at 19.4% of renter households in 2013.
For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.
Frequently asked
About tract 48113014132
Q1
What is the eviction-risk score for census tract 48113014132?
Census tract 48113014132 in the Valley Ranch neighborhood scores 4.5/10 (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 48113014132?
Median gross rent is $1,495/month (ACS 5-year 2023, table B25064). 53% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 48113014132?
21.1% of residents in tract 48113014132 live below the federal poverty line (ACS B17001, 2023). Population: 2,895.
Q4
How socially vulnerable is tract 48113014132?
CDC Social Vulnerability Index ranks this tract in the 70th percentile nationally. Sub-themes: socioeconomic 73th, household 65th, minority 84th, housing 45th.
Q5
Is tract 48113014132 considered part of Valley Ranch?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 48113014132 fall within Valley Ranch (neighborhood centroid within 0.7 miles, OSM data).
Q6
How many evictions are filed each year in tract 48113014132?
Princeton Eviction Lab recorded 934 eviction filings across 18 validated years in tract 48113014132 (2000-2018). The average annual filing rate is 8.01% of renter households, peaking at 19.4% in 2013. Source: Eviction Lab tract-validated 2024 release.
Q7
Did eviction filings in tract 48113014132 drop during COVID?
Pandemic-era filings ran 1.69× 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 48113014132 compare to Irving overall?
Tract 48113014132 scores 4.5/10, higher than 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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