Neighborhood · Allen, TX

Waterford Parks Eviction Risk: Lower

1 census tracts · pop 5,205 · pop-weighted Eviction Risk Score 1.2/10 · range 1.2–1.2

Waterford Parks is a white-asian neighborhood in Allen with 1 census tract and a population of 5,205 residents. The neighborhood's pop-weighted eviction-risk score of 1.2/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 37% of renters here pay at least 30% of household income on rent, and 26% are severely cost-burdened (≥50% of income). Average gross rent of $1,818/month sits 6% lower than the Allen citywide average ($1,932).

Risk score

1.2

Lower

1 tracts · population-weighted

Waterford Parks vs Allen How this neighborhood stacks against the citywide average

% of income on rent

37.2% +13%

Allen: 32.8%

Average gross rent

$1,818 -6%

Allen: $1,932

Average HH income

$178,421 +38%

Allen: $129,130

Poverty rate

4.5% -7%

Allen: 4.8%

Renter share

33.3% +9%

Allen: 30.6%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Waterford Parks and the region

Click any tract to drill in · 1 tracts span score 1.2–1.2

Why Waterford Parks scores 1.2

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 4.8–4.8 across tracts

4.8

Local political climate

Parent city governance · Range 5.3–5.3 across tracts

5.3

Rent control risk

37% of income on rent · Range 6.8–6.8 across tracts

6.8

Eviction process difficulty

State notice requirements & court backlog · Range 1.3–1.3 across tracts

1.3

Tenant organizing strength

33% renter households · Range 6.6–6.6 across tracts

6.6

Housing court bias

County bench composition · Range 5.0–5.0 across tracts

5.0

Economic stress

4.5% below poverty line · Range 1.1–1.1 across tracts

1.1

Supply constraint

Rent-to-FMR gap & zoning friction · Range 4.7–4.7 across tracts

4.7

Risk score comparison

Waterford Parks vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Waterford Parks

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48085031417	1.2	5,205	37%	$1,818

Social Vulnerability Index

CDC SVI percentile: 14

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

Socioeconomic status 1%ile

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

Household characteristics 22%ile

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

Racial/ethnic minority 71%ile

Hispanic + non-white share of population

Housing & transport 40%ile

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

Frequently asked

About Waterford Parks

What is the eviction-risk score for Waterford Parks?

Waterford Parks scores 1.2/10 (Lower 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 Waterford Parks compare to Allen overall?

Waterford Parks scores 1.0 points lower than Allen overall (2.2/10). Renters spend 37% of income on rent vs 33% citywide. Average rent: $1,818 vs $1,932.

What is the average rent in Waterford Parks?

Average gross rent in Waterford Parks is $1,818/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 37% of renter households are cost-burdened.

What percentage of Waterford Parks residents are renters?

33% of Waterford Parks households are renter-occupied (vs 31% in Allen). The neighborhood has 5,205 residents.

Is Waterford Parks a high social-vulnerability area?

Waterford Parks sits in the 14th percentile nationally on the CDC Social Vulnerability Index (low vulnerability). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

How safe is Waterford Parks for landlords?

Waterford Parks carries a lower-tier eviction-risk profile for landlords (1.2/10). 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 Allen as a whole (2.2/10), this neighborhood is lower-risk.

What is the demographic breakdown of Waterford Parks?

Waterford Parks has 5,165 residents (White-Asian Neighborhood). Top groups: White (non-Hispanic) (46.7%), Asian (non-Hispanic) (35.6%), Black (non-Hispanic) (11.6%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Waterford Parks

1.2 Shaddock Park 3 tracts · pop 12,715 1.6 The Grove Frisco 2 tracts · pop 21,395 1.6 Suncreek 5 tracts · pop 24,025 2.1 Windridge 3 tracts · pop 12,919 1.7 Creekside at Ridgeview 3 tracts · pop 14,812 2.4 Fountain Park 3 tracts · pop 15,101

Sibling neighborhoods

Other neighborhoods inside Allen

Same parent city, ranked by score similarity to Waterford Parks.

1.1 Watters Creek 1 tracts · pop 6,877 1.1 Twin Creeks 1 tracts · pop 6,426 1 Oak Ridge 1 tracts · pop 7,711 1 Fall Creek 1 tracts · pop 10,163 1.4 Oak Hill 2 tracts · pop 6,539 1.8 Allen North 1 tracts · pop 5,653

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