Neighborhood · Allen, TX

Watters Creek Eviction Risk: Lower

1 census tracts · pop 6,877 · pop-weighted Eviction Risk Score 1.1/10 · range 1.1–1.1

Watters Creek is a white-asian neighborhood in Allen with 1 census tract and a population of 6,877 residents. The neighborhood's pop-weighted eviction-risk score of 1.1/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 45% of renters here pay at least 30% of household income on rent, and 13% are severely cost-burdened (≥50% of income). Average gross rent of $1,712/month sits 11% lower than the Allen citywide average ($1,932).

Risk score

1.1

Lower

1 tracts · population-weighted

Watters Creek vs Allen How this neighborhood stacks against the citywide average

% of income on rent

44.6% +36%

Allen: 32.8%

Average gross rent

$1,712 -11%

Allen: $1,932

Average HH income

$143,090 +11%

Allen: $129,130

Poverty rate

1.5% -69%

Allen: 4.8%

Renter share

43.6% +42%

Allen: 30.6%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Watters Creek and the region

Click any tract to drill in · 1 tracts span score 1.1–1.1

Why Watters Creek scores 1.1

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

45% 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

44% 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

1.5% below poverty line · Range 1.0–1.0 across tracts

1.0

Supply constraint

Rent-to-FMR gap & zoning friction · Range 4.1–4.1 across tracts

4.1

Risk score comparison

Watters Creek vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Watters Creek

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48085031510	1.1	6,877	45%	$1,712

Social Vulnerability Index

CDC SVI percentile: 21

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

Socioeconomic status 22%ile

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

Household characteristics 21%ile

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

Racial/ethnic minority 61%ile

Hispanic + non-white share of population

Housing & transport 25%ile

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

Frequently asked

About Watters Creek

What is the eviction-risk score for Watters Creek?

Watters Creek scores 1.1/10 (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 Watters Creek compare to Allen overall?

Watters Creek scores 1.1 points lower than Allen overall (2.2/10). Renters spend 45% of income on rent vs 33% citywide. Average rent: $1,712 vs $1,932.

What is the average rent in Watters Creek?

Average gross rent in Watters Creek is $1,712/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 45% of renter households are cost-burdened.

What percentage of Watters Creek residents are renters?

44% of Watters Creek households are renter-occupied (vs 31% in Allen). The neighborhood has 6,877 residents.

Is Watters Creek a high social-vulnerability area?

Watters Creek sits in the 21st 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 Watters Creek for landlords?

Watters Creek carries a lower-tier eviction-risk profile for landlords (1.1/10). 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 Watters Creek?

Watters Creek has 7,371 residents (White-Asian Neighborhood). Top groups: White (non-Hispanic) (57.9%), Asian (non-Hispanic) (23.8%), Black (non-Hispanic) (8%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Watters Creek

2.1 Windridge 3 tracts · pop 12,919 1.6 Suncreek 5 tracts · pop 24,025 1.4 Oak Hill 2 tracts · pop 6,539 2.4 Fountain Park 3 tracts · pop 15,101 1.7 Creekside at Ridgeview 3 tracts · pop 14,812 1.2 Shaddock Park 3 tracts · pop 12,715

Sibling neighborhoods

Other neighborhoods inside Allen

Same parent city, ranked by score similarity to Watters Creek.

1.1 Twin Creeks 1 tracts · pop 6,426 1.2 Waterford Parks 1 tracts · pop 5,205 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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