Within neighborhood
25
th percentile
Low
Neighborhood · Ranked #61,757 of 84,120 nationally
Valley Ranch Eviction Risk: Lower , Irving
Tract 48113014155 · Dallas, TX · pop 5,611 · neighborhood within 0.6 mi
Census tract 48113014155 covers the Valley Ranch area of Irving, home to 5,611 residents. For landlords it grades 4.2/10, a moderate reading. That is riskier than about 15% of US census tracts.
Rent eats 30% or more of income for 30% of renter households, a moderate level, and 9% are severely burdened at 50% or more. Average gross rent is $1,591 monthly, set against $105,653 in average yearly household income, roughly 18% of income at the averages. Renters make up 78% of occupied homes, a renter-majority tract.
Risk score
2.8
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 23%
Stable renters 55%
Owners 22%
Tract context
Occupied units2,274
Renter share78.5%
SVI overall0.23
Poverty rate6.1%
Median income$105,653
Percentile rank
Higher percentile = riskier than more peers.Within parent city
18
th percentile
Very Low
Within county
20
th percentile
Very Low
Within state
28
th percentile
Low
Geographic context
Risk heat across Irving and the region
Centroid at 32.9417, -96.9592 · click any tract to drill in
Why Valley Ranch scores 2.8
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
6.1% poverty · this tract
1.5
Supply constraint
$1,591 rent vs county FMR
3.4
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: 23
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 11%Socioeconomic
- 16%Household composition
- 87%Racial/ethnic minority
- 44%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
Pandemic-era tracking (2020–2021)
- 919Total filings 2020-21
- 11.9Avg monthly (observed)
- 7.5Pre-pandemic baseline
- 1.60×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
What moves this score most is supply constraint at 3.4/10. 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 below the Dallas County average of 5.2 and below 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 1.60x the pre-COVID monthly baseline, above pre-pandemic levels.
The tract is predominantly Asian and ranks around the 23rd 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 48113014155
Q1
What is the eviction-risk score for census tract 48113014155?
Census tract 48113014155 in the Valley Ranch neighborhood scores 2.8/10 (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 48113014155?
Median gross rent is $1,591/month (ACS 5-year 2023, table B25064). 30% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 48113014155?
6.1% of residents in tract 48113014155 live below the federal poverty line (ACS B17001, 2023). Population: 5,611.
Q4
How socially vulnerable is tract 48113014155?
CDC Social Vulnerability Index ranks this tract in the 23th percentile nationally. Sub-themes: socioeconomic 11th, household 16th, minority 87th, housing 44th.
Q5
Is tract 48113014155 considered part of Valley Ranch?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 48113014155 fall within Valley Ranch (neighborhood centroid within 0.6 miles, OSM data).
Q6
Did eviction filings in tract 48113014155 drop during COVID?
Pandemic-era filings ran 1.60× 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.
Q7
How does tract 48113014155 compare to Irving overall?
Tract 48113014155 scores 2.8/10, 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
48113014158
4.9
/ 10 · Moderate
Tract · TX
48113015205
4.9
/ 10 · Moderate
Tract · TX
48113014405
4.8
/ 10 · Moderate
Tract · TX
48113014603
4.6
/ 10 · Moderate
Tract · TX
48113014704
4.6
/ 10 · Moderate
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