Neighborhood · Ranked #82,639 of 84,120 nationally

Watters Creek Eviction Risk: Lower , Allen

Tract 48085031510 · Collin, TX · pop 6,877 · neighborhood within 0.6 mi

The Moderate-tier score of 5.3/10 for census tract 48085031510 reflects conditions in the Watters Creek area of Allen, Texas. On the national scale it ranks #43,581 of 84,120 for landlord eviction difficulty.

Rent eats 30% or more of income for 45% of renter households, a severe level, and 13% are severely burdened at 50% or more. The typical renter pays about $1,712 a month while the average household earns $143,090 a year, roughly 14% of income at the averages. About 44% of occupied units are renter-occupied.

Risk score

1.1

Lower

Confidence 100% · 1–10 scale

Household mix · 100 hh

Burdened renters 19% Stable renters 24% Owners 57%

Tract context

Occupied units2,767

Renter share43.6%

SVI overall0.21

Poverty rate1.5%

Median income$143,090

Percentile rank

Higher percentile = riskier than more peers.

Geographic context

Risk heat across Allen and the region

Centroid at 33.0919, -96.6946 · click any tract to drill in

Why Watters Creek scores 1.1

9 axes · 1 = landlord-friendly

Local political climate

Inherited from Allen

5.3

Regional political climate

2024 county presidential margin

4.8

State political climate

Texas legislature & governorship

1.5

Economic stress

1.5% poverty · this tract

1.0

Supply constraint

$1,712 rent vs county FMR

4.1

Rent control risk

Inherited from Allen

6.8

Eviction process difficulty

State law sets the calendar

1.3

Tenant organizing strength

Inherited from Allen

6.6

Housing court bias

Inherited from Allen

5.0

How Watters Creek compares

Risk score vs. parent city, county, state.

CDC Social Vulnerability Index

SVI percentile: 21

CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.

22%Socioeconomic
21%Household composition
61%Racial/ethnic minority
25%Housing & transportation

Analysis

What drives eviction risk in Watters Creek

What moves this score most is rent-control risk at 6.8/10. That part comes from the wider legal climate rather than the tract itself. Statewide and court-level factors such as eviction-process speed and rent-control exposure are inherited from Allen eviction risk, while the economic and supply signals are measured at the tract level.

Set against its neighbors, this tract scores above the Collin County average of 4.7 and above the Texas statewide average of 4.9. Within its own county it reads on the riskier side for landlords.

The tract is White and Asian and ranks around the 21st percentile nationally on the CDC Social Vulnerability Index, a measure of how exposed residents are to housing and economic shocks. That is a relatively low-vulnerability reading.

For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.

Frequently asked

About tract 48085031510

What is the eviction-risk score for census tract 48085031510?

Census tract 48085031510 in the Watters Creek neighborhood scores 1.1/10 (Lower tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.

What is the average rent in tract 48085031510?

Median gross rent is $1,712/month (ACS 5-year 2023, table B25064). 45% of renter households are cost-burdened.

What is the poverty rate in tract 48085031510?

1.5% of residents in tract 48085031510 live below the federal poverty line (ACS B17001, 2023). Population: 6,877.

How socially vulnerable is tract 48085031510?

CDC Social Vulnerability Index ranks this tract in the 21th percentile nationally. Sub-themes: socioeconomic 22th, household 21th, minority 61th, housing 25th.

Is tract 48085031510 considered part of Watters Creek?

Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 48085031510 fall within Watters Creek (neighborhood centroid within 0.6 miles, OSM data).

How does tract 48085031510 compare to Allen overall?

Tract 48085031510 scores 1.1/10, lower than the parent city of Allen at 2.2/10. City-scale signals (state law, local rent controls, court bias) are inherited from Allen eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.

Sibling tracts

Highest-risk tracts in Allen

Top eight tracts in Allen ranked by composite eviction-risk score.