Neighborhood · Harlingen, TX

River Oaks Eviction Risk: Moderate

1 census tracts · pop 3,656 · pop-weighted Eviction Risk Score 5.8/10 · range 5.8–5.8

River Oaks is a hispanic / latino neighborhood in Harlingen with 1 census tract and a population of 3,656 residents. The neighborhood's pop-weighted eviction-risk score of 5.8/10 (Moderate tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 34% of renters here pay at least 30% of household income on rent, and 10% are severely cost-burdened (≥50% of income). Average gross rent of $1,138/month sits 23% higher than the Harlingen citywide average ($928).

Risk score

5.8

Moderate

1 tracts · population-weighted

River Oaks vs Harlingen How this neighborhood stacks against the citywide average

% of income on rent

34.0% +18%

Harlingen: 28.7%

Average gross rent

$1,138 +23%

Harlingen: $928

Average HH income

$54,404 -3%

Harlingen: $55,891

Poverty rate

27.2% +11%

Harlingen: 24.6%

Renter share

53.7% +22%

Harlingen: 43.9%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across River Oaks and the region

Click any tract to drill in · 1 tracts span score 5.8–5.8

Why River Oaks scores 5.8

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 5.7–5.7 across tracts

5.7

Local political climate

Parent city governance · Range 6.1–6.1 across tracts

6.1

Rent control risk

34% of income on rent · Range 5.9–5.9 across tracts

5.9

Eviction process difficulty

State notice requirements & court backlog · Range 1.4–1.4 across tracts

1.4

Tenant organizing strength

54% renter households · Range 8.5–8.5 across tracts

8.5

Housing court bias

County bench composition · Range 7.2–7.2 across tracts

7.2

Economic stress

27.2% below poverty line · Range 6.8–6.8 across tracts

6.8

Supply constraint

Rent-to-FMR gap & zoning friction · Range 7.0–7.0 across tracts

7.0

Risk score comparison

River Oaks vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in River Oaks

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48061012003	5.8	3,656	34%	$1,138

Social Vulnerability Index

CDC SVI percentile: 76

Pop-weighted across 1 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 51%ile

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

Household characteristics 45%ile

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

Racial/ethnic minority 88%ile

Hispanic + non-white share of population

Housing & transport 96%ile

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

Frequently asked

About River Oaks

What is the eviction-risk score for River Oaks?

River Oaks scores 5.8/10 (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.

How does River Oaks compare to Harlingen overall?

River Oaks scores 3.3 points higher than Harlingen overall (2.5/10). Renters spend 34% of income on rent vs 29% citywide. Average rent: $1,138 vs $928.

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.

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.

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.

How safe is River Oaks for landlords?

River Oaks carries a moderate-tier eviction-risk profile for landlords (5.8/10). 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 (2.5/10), this neighborhood is higher-risk.

What is the demographic breakdown of River Oaks?

River Oaks has 3,616 residents (Hispanic / Latino Neighborhood). Top groups: Hispanic / Latino (81.1%), White (non-Hispanic) (14.3%), Asian (non-Hispanic) (4.1%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near River Oaks

6.1 Fountain View Village 4 tracts · pop 14,054 4.2 Treasure Hills 2 tracts · pop 6,365 5.2 Bonnaville Terrace Colonia 2 tracts · pop 7,937 5 Knightwood 2 tracts · pop 5,725 5.5 Los Ebanos 6 tracts · pop 19,089 6.3 Riverside 4 tracts · pop 11,193

Sibling neighborhoods

Other neighborhoods inside Harlingen

Same parent city, ranked by score similarity to River Oaks.

5.8 Vista Verde 1 tracts · pop 2,686 6.2 Fountain View Village 4 tracts · pop 14,054 6.3 Acacia 1 tracts · pop 2,896 5.2 Knightwood 2 tracts · pop 5,725 5.2 Bonnaville Terrace Colonia 2 tracts · pop 7,937 5 Kiskadee Heights 1 tracts · pop 5,446

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