Within neighborhood
0
th percentile
Very Low
Neighborhood · Ranked #72,539 of 84,120 nationally
Cypress Waters Eviction Risk: Lower , Irving
Tract 48113014156 · Dallas, TX · pop 4,147 · neighborhood within 1.2 mi
Census tract 48113014156 belongs to the Cypress Waters area of Irving, Texas. It is home to 4,147 residents and scores 3.6/10, a lower reading for landlords. That is riskier than about 6% of US census tracts.
10% of renter households here spend at least 30% of income on rent, a modest level, and 3% are severely burdened at 50% or more. The typical renter pays about $1,813 a month while the average household earns $178,022 a year, roughly 12% of income at the averages. Renters make up 26% of occupied homes.
Risk score
2.1
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 3%
Stable renters 23%
Owners 74%
Tract context
Occupied units1,328
Renter share25.8%
SVI overall0.20
Poverty rate1.8%
Median income$178,022
Percentile rank
Higher percentile = riskier than more peers.Within parent city
0
th percentile
Very Low
Within county
7
th percentile
Very Low
Within state
14
th percentile
Very Low
Geographic context
Risk heat across Irving and the region
Centroid at 32.9399, -96.9646 · click any tract to drill in
Why Cypress Waters scores 2.1
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
1.8% poverty · this tract
1.0
Supply constraint
$1,813 rent vs county FMR
4.6
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: 20
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 18%Socioeconomic
- 4%Household composition
- 88%Racial/ethnic minority
- 43%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)
- 46Total filings 2020-21
- 0.6Avg monthly (observed)
- 0.7Pre-pandemic baseline
- 0.82×Ratio to baseline
Pandemic filings ran below 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
The heaviest input here is supply constraint at 4.6/10. 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 well 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 0.82x the pre-COVID monthly baseline, a little under the pre-pandemic norm.
The tract is predominantly Asian and ranks around the 20th 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, this is among the easier places to operate: faster process, lighter tenant-protection overhead, and shorter typical cases.
Frequently asked
About tract 48113014156
Q1
What is the eviction-risk score for census tract 48113014156?
Census tract 48113014156 in the Cypress Waters neighborhood scores 2.1/10 (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 48113014156?
Median gross rent is $1,813/month (ACS 5-year 2023, table B25064). 10% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 48113014156?
1.8% of residents in tract 48113014156 live below the federal poverty line (ACS B17001, 2023). Population: 4,147.
Q4
How socially vulnerable is tract 48113014156?
CDC Social Vulnerability Index ranks this tract in the 20th percentile nationally. Sub-themes: socioeconomic 18th, household 4th, minority 88th, housing 43th.
Q5
Is tract 48113014156 considered part of Cypress Waters?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 48113014156 fall within Cypress Waters (neighborhood centroid within 1.2 miles, OSM data).
Q6
Did eviction filings in tract 48113014156 drop during COVID?
Pandemic-era filings ran 0.82× the pre-COVID monthly baseline. Filings ran modestly below normal. Tracked by the Eviction Lab Eviction Tracking System (Dallas eviction risk, TX), 2020-2021.
Q7
How does tract 48113014156 compare to Irving overall?
Tract 48113014156 scores 2.1/10, lower 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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