Within neighborhood
33
th percentile
Low
Neighborhood · Ranked #61,558 of 84,120 nationally
Whispering Hills Eviction Risk: Lower , Garland
Tract 48113019039 · Dallas, TX · pop 5,895 · neighborhood within 1.4 mi
Census tract 48113019039 covers part of the Whispering Hills area of Richardson, TX, and scores 3.3/10 on landlord eviction risk. The severe-burden share is 35%, and it is the single best predictor in this model of a filing that actually reaches judgment.
Risk score
3.3
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 24%
Stable renters 18%
Owners 58%
Tract context
Occupied units2,105
Renter share41.6%
SVI overall0.84
Poverty rate8.7%
Median income$90,339
Percentile rank
Higher percentile = riskier than more peers.Within parent city
31
th percentile
Low
Within county
44
th percentile
Moderate
Within state
43
th percentile
Moderate
Geographic context
Risk heat across Garland and the region
Centroid at 32.9465, -96.7074 · click any tract to drill in
Why Whispering Hills scores 3.3
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Garland
6.9
Regional political climate
2024 county presidential margin
6.6
State political climate
Texas legislature & governorship
1.5
Economic stress
8.7% poverty · this tract
2.2
Supply constraint
$1,823 rent vs county FMR
4.7
Rent control risk
Inherited from Garland
6.3
Eviction process difficulty
State law sets the calendar
1.4
Tenant organizing strength
Inherited from Garland
9.1
Housing court bias
Inherited from Garland
5.8
How Whispering Hills compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 84
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 77%Socioeconomic
- 94%Household composition
- 65%Racial/ethnic minority
- 67%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)
- 961Total filings over 18 yrs
- 9.00%Avg annual filing rate
- 13.8%Peak (2008)
- 51Filings in 2017 (latest validated)
Filings climbed 55% over the past 18 months.
Pandemic-era tracking (2020–2021)
- 209Total filings 2020-21
- 2.7Avg monthly (observed)
- 3.7Pre-pandemic baseline
- 0.73×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 Whispering Hills. Closest by Eviction Risk Score.
Analysis
What drives eviction risk in Whispering Hills
The score leans hardest on tenant-organizing strength at 9.1/10. Well under the midpoint, eviction-process difficulty reads 1.4/10. Cost burden runs 58% here against 47.9% across Dallas County.
Running cool, state political climate reads 1.5/10. Court records carry 961 eviction filings across 18 observed years.
The worst year on record was 2008, when 13.8% of renter households were served. In a typical year about 9.0% of renter households face a filing. That is riskier than roughly 27% of the 84,120 US census tracts in this model.
On the CDC Social Vulnerability Index the tract reads 8.6/10, which tracks how hard a shock lands on the households already here. Of its three components the household composition measure is the most pressured. It tracks the Dallas County average of 3.8 closely.
Average gross rent is $1,823, close to the Richardson average. Annual rent works out to 24% of average household income of $90,339.
These are ACS 5-year estimates; the score moves when the ACS, court-record, or statute inputs behind it move.
Frequently asked
About tract 48113019039
Q1
What is the eviction-risk score for census tract 48113019039?
Census tract 48113019039 in the Whispering Hills neighborhood scores 3.3/10 (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 48113019039?
Median gross rent is $1,823/month (ACS 5-year 2023, table B25064). 58% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 48113019039?
8.7% of residents in tract 48113019039 live below the federal poverty line (ACS B17001, 2023). Population: 5,895.
Q4
How socially vulnerable is tract 48113019039?
CDC Social Vulnerability Index ranks this tract in the 84th percentile nationally. Sub-themes: socioeconomic 77th, household 94th, minority 65th, housing 67th.
Q5
Is tract 48113019039 considered part of Whispering Hills?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 48113019039 fall within Whispering Hills (neighborhood centroid within 1.4 miles, OSM data).
Q6
How many evictions are filed each year in tract 48113019039?
Princeton Eviction Lab recorded 961 eviction filings across 18 validated years in tract 48113019039 (2000-2018). The average annual filing rate is 9.00% of renter households, peaking at 13.8% in 2008. Source: Eviction Lab tract-validated 2024 release.
Q7
Did eviction filings in tract 48113019039 drop during COVID?
Pandemic-era filings ran 0.73× the pre-COVID monthly baseline. Filings ran modestly below normal. Tracked by the Eviction Lab Eviction Tracking System (Dallas eviction risk, TX), 2020-2021.
Q8
How does tract 48113019039 compare to Garland overall?
Tract 48113019039 scores 3.3/10, right in line with the parent city of Garland at 3.3/10. City-scale signals (state law, local rent controls, court bias) are inherited from Garland eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Garland
Top eight tracts in Garland ranked by composite eviction-risk score.
Tract · TX
48113019214
5.6
/ 10 · Elevated
Tract · TX
University Place
5.6
/ 10 · Elevated
Tract · TX
48085031806
5.6
/ 10 · Elevated
Tract · TX
University Place
5.6
/ 10 · Elevated
Tract · TX
48085031904
5.6
/ 10 · Elevated
Tract · TX
48085031810
5.2
/ 10 · Moderate
Tract · TX
SpringPark
4.8
/ 10 · Moderate
Tract · TX
48113019052
4.5
/ 10 · Moderate
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