1 census tracts · pop 3,656 · pop-weighted Eviction Risk Score 4.6/10
· range 4.6–4.6
River Oaks maps to a single census tract in Harlingen, TX, population 3,656. Scored across those inputs it reaches 4.6/10, placing it in the Moderate tier. The main counterweight is eviction-process difficulty, at 1.4/10.
Running hot is tenant-organizing strength at 8.5/10. The poverty rate is 27%, which shows up in this model as reduced rent-recovery odds after a judgment.
Average gross rent is $1,138, 23% above the Harlingen average of $928. The voucher gap is 20.0%: households holding assistance that local rents will not absorb, which shows up as churn rather than arrears. 34% of renters here are cost-burdened at the 30% threshold, above the Harlingen rate of 28.7%.
The severe-burden share is 10%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay. On the high side is housing-court posture at 7.2/10.
Among the 12 mapped neighborhoods of Harlingen, it ranks #3 by risk, the upper third. The closest comparables inside the same city are Vista Verde and Fountain View Village.
Social vulnerability runs high at 7.8/10, concentrating the disaster- and displacement-exposure this model treats as a lagging risk input. Annual rent works out to 25% of average household income of $54,404.
54% of occupied units are renter-occupied.
One tract means one number: 4.6/10 applies directly to any address inside the boundary. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
4.6
Moderate
1 tracts · population-weighted
River Oaks vs HarlingenHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority88%ile
Hispanic + non-white share of population
Housing & transport96%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Frequently asked
About River Oaks
Q1
What is the eviction-risk score for River Oaks?
River Oaks scores 4.6/10 (Moderate tier) across 1 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 River Oaks compare to Harlingen overall?
River Oaks scores 0.6 points higher than Harlingen overall (4/10). Renters spend 34% of income on rent vs 29% citywide. Average rent: $1,138 vs $928.
Q3
What is the average rent in River Oaks?
Average gross rent in River Oaks is $1,138/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 34% of renter households are cost-burdened.
Q4
What percentage of River Oaks residents are renters?
54% of River Oaks households are renter-occupied (vs 44% in Harlingen). The neighborhood has 3,656 residents.
Q5
Is River Oaks a high social-vulnerability area?
River Oaks sits in the 76th percentile nationally on the CDC Social Vulnerability Index (highly vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.
Q6
How safe is River Oaks for landlords?
River Oaks carries a moderate-tier eviction-risk profile for landlords (4.6/10). Pop-weighted across 1 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Harlingen as a whole (4/10), this neighborhood is higher-risk.
Q7
What is the demographic breakdown of River Oaks?
River Oaks has 3,616 residents. Top groups: Hispanic / Latino (81.1%), White (non-Hispanic) (14.3%), Asian (non-Hispanic) (4.1%). Source: ACS 5-year 2023, table B03002.
