Neighborhood · Pearland, TX

Waterbury Eviction Risk: Lower

4 census tracts · pop 18,504 · pop-weighted Eviction Risk Score 1.4/10 · range 1.1–1.9

Waterbury is a white-asian neighborhood in Pearland with 4 census tracts and a population of 18,504 residents. The neighborhood's pop-weighted eviction-risk score of 1.4/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 39% of renters here pay at least 30% of household income on rent, and 9% are severely cost-burdened (≥50% of income). Average gross rent of $2,343/month sits 26% higher than the Pearland citywide average ($1,860).

Risk score

1.4

Lower

4 tracts · population-weighted

Waterbury vs Pearland How this neighborhood stacks against the citywide average

% of income on rent

38.6% +27%

Pearland: 30.4%

Average gross rent

$2,343 +26%

Pearland: $1,860

Average HH income

$137,100 +22%

Pearland: $112,470

Poverty rate

5.0% +18%

Pearland: 4.2%

Renter share

25.2% +6%

Pearland: 23.8%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Waterbury and the region

Click any tract to drill in · 4 tracts span score 1.1–1.9

Why Waterbury scores 1.4

9 axes · pop-weighted · 1 = landlord-friendly

State political climate

legislature & governorship · Range 1.5–1.5 across tracts

1.5

Regional political climate

County-level mix · 2024 presidential margin · Range 4.1–4.1 across tracts

4.1

Local political climate

Parent city governance · Range 3.0–4.7 across tracts

3.4

Rent control risk

39% of income on rent · Range 1.0–8.6 across tracts

2.6

Eviction process difficulty

State notice requirements & court backlog · Range 1.0–2.5 across tracts

2.2

Tenant organizing strength

25% renter households · Range 1.5–5.1 across tracts

2.3

Housing court bias

County bench composition · Range 2.0–5.7 across tracts

2.8

Economic stress

5.0% below poverty line · Range 1.0–2.4 across tracts

1.4

Supply constraint

Rent-to-FMR gap & zoning friction · Range 7.7–10.0 across tracts

9.4

Risk score comparison

Waterbury vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Waterbury?

Left: distribution of constituent tract scores. Right: every tract as a heat square. Click any square to drill in.

Score distribution

0246810

Spread of 0.8 points from 1.1 to 1.9. Tracts are relatively uniform, so conditions feel similar throughout the neighborhood.

Tracts as heat grid

1.9 1.4 1.2 1.1

Each square = one census tract. Color tracks the same green→red ramp as the chloropleth map above.

Census tracts

4 tracts in Waterbury

Ranked highest-risk first. Click for per-tract detail.

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48039660703	1.9	4,460	23%	$1,606
48039660610	1.4	4,420	8%	$2,703
48039660704	1.2	5,742	87%	$2,769
48039660706	1.1	3,882	20%	$2,152

Social Vulnerability Index

CDC SVI percentile: 25

Pop-weighted across 4 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 12%ile

Poverty, unemployment, no-HS-diploma, housing cost burden

Household characteristics 42%ile

Single-parent HH, disability, language barriers, age 17- / 65+

Racial/ethnic minority 76%ile

Hispanic + non-white share of population

Housing & transport 35%ile

Multi-unit structures, mobile homes, crowding, no vehicle

Frequently asked

About Waterbury

What is the eviction-risk score for Waterbury?

Waterbury scores 1.4/10 (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.

How does Waterbury compare to Pearland overall?

Waterbury scores 0.8 points lower than Pearland overall (2.2/10). Renters spend 39% of income on rent vs 30% citywide. Average rent: $2,343 vs $1,860.

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.

What percentage of Waterbury residents are renters?

25% of Waterbury households are renter-occupied (vs 24% in Pearland). The neighborhood has 18,504 residents.

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.

Which tracts in Waterbury have the highest eviction risk?

The highest-risk constituent tract in Waterbury is census tract 48039660703 (score 1.9/10). Across the 4 tracts in this neighborhood the score ranges from 1.1 to 1.9, a spread of 0.8 points.

How safe is Waterbury for landlords?

Waterbury carries a lower-tier eviction-risk profile for landlords (1.4/10). 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 (2.2/10), this neighborhood is lower-risk.

What is the demographic breakdown of Waterbury?

Waterbury has 19,111 residents (White-Asian Neighborhood). Top groups: White (non-Hispanic) (35.2%), Asian (non-Hispanic) (23.6%), Black (non-Hispanic) (19.2%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Waterbury

2.2 The Strand 2 tracts · pop 8,129 2.2 Cypress Village 3 tracts · pop 13,972 1.5 Pomona 2 tracts · pop 9,514 1.1 Crystal Lake 2 tracts · pop 9,457 1.4 Cobblestone 2 tracts · pop 7,607 2.4 Woodshore 4 tracts · pop 20,862

Sibling neighborhoods

Other neighborhoods inside Pearland

Same parent city, ranked by score similarity to Waterbury.

1.4 Cobblestone 2 tracts · pop 7,607 1.2 Shadow Creek Ranch 1 tracts · pop 6,612 1.6 Clear Creek Park 1 tracts · pop 3,400 1.1 Heron Bay 1 tracts · pop 3,398 1.1 Stonebridge 1 tracts · pop 4,845 1.1 Crystal Lake 2 tracts · pop 9,457

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