Within neighborhood
50
th percentile
Moderate
Neighborhood · Ranked #58,384 of 84,120 nationally
J S Berry House Eviction Risk: Lower , Waxahachie
Tract 48139060602 · Ellis County, TX · pop 4,304 · neighborhood within 1.1 mi
The Moderate-tier score of $1/10 for census tract 48139060602 reflects conditions in J S Berry House in Waxahachie, Texas. On the national scale it ranks #52,690 of 84,120 for landlord eviction difficulty.
About 42% of renters carry a rent burden of 30% of income or higher, a severe level, and 27% are severely burdened at 50% or more. The typical renter pays about $1,489 a month while the average household earns $74,787 a year, roughly 24% of income at the averages. Renters make up 39% of occupied homes.
Risk score
3
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 16%
Stable renters 23%
Owners 61%
Tract context
Occupied units1,628
Renter share38.9%
SVI overall0.45
Poverty rate13.1%
Median income$74,787
Percentile rank
Higher percentile = riskier than more peers.Within parent city
90
th percentile
Very High
Within county
83
th percentile
High
Within state
31
th percentile
Low
Geographic context
Risk heat across Waxahachie and the region
Centroid at 32.4137, -96.8627 · click any tract to drill in
Why J S Berry House scores 3
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Waxahachie
4.0
Regional political climate
2024 county presidential margin
3.3
State political climate
Texas legislature & governorship
1.5
Economic stress
13.1% poverty · this tract
3.3
Supply constraint
$1,489 rent vs county FMR
2.9
Rent control risk
Inherited from Waxahachie
6.4
Eviction process difficulty
State law sets the calendar
1.4
Tenant organizing strength
Inherited from Waxahachie
7.8
Housing court bias
Inherited from Waxahachie
5.6
How J S Berry House compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 45
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 57%Socioeconomic
- 11%Household composition
- 57%Racial/ethnic minority
- 52%Housing & transportation
Analysis
What drives eviction risk in J S Berry House
What moves this score most is tenant organizing strength at 7.8/10. That part comes from the wider legal climate rather than the tract itself. Statewide and court-level factors such as eviction-process speed and rent-control exposure are inherited from Waxahachie, while the economic and supply signals are measured at the tract level.
Set against its neighbors, this tract scores about the same as the Ellis County average of 4.7 and in line with the Texas statewide average of 4.9. Within its own county it reads on the riskier side for landlords.
The tract is predominantly White and ranks around the 45th 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.
For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.
Frequently asked
About tract 48139060602
Q1
What is the eviction-risk score for census tract 48139060602?
Census tract 48139060602 in the J S Berry House neighborhood scores 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 48139060602?
Median gross rent is $1,489/month (ACS 5-year 2023, table B25064). 42% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 48139060602?
13.1% of residents in tract 48139060602 live below the federal poverty line (ACS B17001, 2023). Population: 4,304.
Q4
How socially vulnerable is tract 48139060602?
CDC Social Vulnerability Index ranks this tract in the 45th percentile nationally. Sub-themes: socioeconomic 57th, household 11th, minority 57th, housing 52th.
Q5
Is tract 48139060602 considered part of J S Berry House?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 48139060602 fall within J S Berry House (neighborhood centroid within 1.1 miles, OSM data).
Q6
How does tract 48139060602 compare to Waxahachie overall?
Tract 48139060602 scores 3/10, higher than the parent city of Waxahachie at 2.1/10. City-scale signals (state law, local rent controls, court bias) are inherited from Waxahachie; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Waxahachie
Top eight tracts in Waxahachie ranked by composite eviction-risk score.
Tract · TX
48139060400
4.1
/ 10 · Moderate
Tract · TX
George C Dillon House
3
/ 10 · Low
Tract · TX
Porter L Williams House
2.7
/ 10 · Low
Tract · TX
W B Reinmiller House
2.5
/ 10 · Low
Tract · TX
48139061100
2.3
/ 10 · Low
Tract · TX
48139060212
2
/ 10 · Low
Tract · TX
48139060211
1.9
/ 10 · Very Low
Tract · TX
48139060217
1.7
/ 10 · Very Low
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