4 census tracts · pop 18,504 · pop-weighted Eviction Risk Score 3/10
· range 3–3
Waterbury takes in 4 census tracts of Pearland, TX and houses 18,504 people. That produces an Eviction Risk Score of 3/10, Lower tier. The voucher gap is 86.0%: households holding assistance that local rents will not absorb, which shows up as churn rather than arrears.
What pushes the score up most is supply constraint at 9.4/10. Well under the midpoint is economic stress, at 1.4/10. Cost burden runs 39% against 30.4% citywide, putting Waterbury 8.2% over its own city.
Average gross rent is $2,343, 26% above the Pearland average of $1,860. On the softer side is eviction-process difficulty, at 2.2/10.
The severe-burden share is 9%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay. That places it #8 of 17 neighborhoods in Pearland. At 25% renter-occupied, this is predominantly owner territory, and rental comps have to be drawn from further out.
The closest comparables inside the same city are Crystal Lake and Shadow Creek Ranch. Poverty sits at 5%, low enough that arrears here usually reflect a specific shock rather than a structural income gap. Its 4 tracts score within 0 points of one another, so the area figure travels well to individual addresses.
Annual rent works out to 21% of average household income of $137,100.
With little internal variation, 3/10 is a fair proxy for any address inside the boundary. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
3
Lower
4 tracts · population-weighted
Waterbury vs PearlandHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority76%ile
Hispanic + non-white share of population
Housing & transport35%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Frequently asked
About Waterbury
Q1
What is the eviction-risk score for Waterbury?
Waterbury scores 3/10 (Lower tier) across 4 census tracts. The pop-weighted Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income and poverty signals.
Q2
How does Waterbury compare to Pearland overall?
Waterbury scores 0.2 points lower than Pearland overall (3.2/10). Renters spend 39% of income on rent vs 30% citywide. Average rent: $2,343 vs $1,860.
Q3
What is the average rent in Waterbury?
Average gross rent in Waterbury is $2,343/month (pop-weighted across 4 census tracts, ACS 5-year 2023). 39% of renter households are cost-burdened.
Q4
What percentage of Waterbury residents are renters?
25% of Waterbury households are renter-occupied (vs 24% in Pearland). The neighborhood has 18,504 residents.
Q5
Is Waterbury a high social-vulnerability area?
Waterbury sits in the 25th percentile nationally on the CDC Social Vulnerability Index (less vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.
Q6
Which tracts in Waterbury have the highest eviction risk?
The highest-risk constituent tract in Waterbury is census tract 48039660704 (score 3/10). Across the 4 tracts in this neighborhood the score ranges from 3 to 3, a spread of 0 points.
Q7
How safe is Waterbury for landlords?
Waterbury carries a lower-tier eviction-risk profile for landlords (3/10). Pop-weighted across 4 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Pearland as a whole (3.2/10), this neighborhood is in line with the citywide level.
Q8
What is the demographic breakdown of Waterbury?
Waterbury has 19,111 residents. Top groups: White (non-Hispanic) (35.2%), Asian (non-Hispanic) (23.6%), Black (non-Hispanic) (19.2%). Source: ACS 5-year 2023, table B03002.
