Within neighborhood
100
th percentile
Very High
Neighborhood · Ranked #37,882 of 84,120 nationally
Whispering Hills Eviction Risk: Moderate , Garland
Tract 48113019044 · Dallas, TX · pop 3,497 · neighborhood within 1.0 mi
Census tract 48113019044 covers part of the Whispering Hills area of Garland, TX, and scores 4.7/10 on landlord eviction risk. Population here is 3,497. The severe-burden share is 42%, and it is the single best predictor in this model of a filing that actually reaches judgment.
Risk score
4.7
Moderate
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 25%
Stable renters 11%
Owners 64%
Tract context
Occupied units1,088
Renter share36.4%
SVI overall0.80
Poverty rate24.0%
Median income$65,125
Percentile rank
Higher percentile = riskier than more peers.Within parent city
94
th percentile
Very High
Within county
77
th percentile
High
Within state
77
th percentile
High
Geographic context
Risk heat across Garland and the region
Centroid at 32.9276, -96.6916 · click any tract to drill in
Why Whispering Hills scores 4.7
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Garland
4.5
Regional political climate
2024 county presidential margin
6.6
State political climate
Texas legislature & governorship
1.5
Economic stress
24.0% poverty · this tract
6.0
Supply constraint
$1,558 rent vs county FMR
3.3
Rent control risk
Inherited from Garland
1.0
Eviction process difficulty
State law sets the calendar
3.0
Tenant organizing strength
Inherited from Garland
2.5
Housing court bias
Inherited from Garland
2.5
How Whispering Hills compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 80
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 92%Socioeconomic
- 79%Household composition
- 85%Racial/ethnic minority
- 33%Housing & transportation
Eviction filings
Court-record eviction history
Court-validated eviction filings collected from county clerks and consolidated by the Eviction Lab at Princeton University. Filing rate is filings per 100 renter households.1
Pandemic-era tracking (2020–2021)
- 54Total filings 2020-21
- 0.7Avg monthly (observed)
- 0.7Pre-pandemic baseline
- 0.96×Ratio to baseline
Pandemic filings ran below baseline. Eviction Lab tracked Dallas, TX as part of its 34-metro Eviction Tracking System.
Comparable tracts
Census tracts with similar eviction risk
Within Whispering Hills. Closest by Eviction Risk Score.
Analysis
What drives eviction risk in Whispering Hills
Cost burden runs around two-thirds here against 47.9% across Dallas County. The main counterweight is rent-regulation exposure at 1/10.
On the softer side, state political climate reads 1.5/10. Sitting well above the midpoint, court filing pressure reads 8.4/10. The poverty rate is 24%. Judgments in high-poverty tracts are collectible far less often than filing counts suggest.
Adults with no health insurance runs 23.1% against 11.3% nationally. It sits 0.9 points above the Dallas County average of 3.8.
On the national scale it lands near the 55th percentile of the 84,120 tracts scored. On the CDC Social Vulnerability Index the tract reads 8.2/10, which tracks how hard a shock lands on the households already here. Statewide the TX average is 3.9, so this tract runs 0.8 points hotter.
Of its three components the socioeconomic standing measure is the most pressured. Average gross rent is $1,558, close to the Garland average. Annual rent works out to 29% of average household income of $65,125.
36% of occupied units are renter-occupied.
All figures here are ACS 5-year estimates for this tract, refreshed as the underlying releases land.
Frequently asked
About tract 48113019044
Q1
What is the eviction-risk score for census tract 48113019044?
Census tract 48113019044 in the Whispering Hills neighborhood scores 4.7/10 (Moderate tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.
Q2
What is the average rent in tract 48113019044?
Median gross rent is $1,558/month (ACS 5-year 2023, table B25064). 69% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 48113019044?
24.0% of residents in tract 48113019044 live below the federal poverty line (ACS B17001, 2023). Population: 3,497.
Q4
How socially vulnerable is tract 48113019044?
CDC Social Vulnerability Index ranks this tract in the 80th percentile nationally. Sub-themes: socioeconomic 92th, household 79th, minority 85th, housing 33th.
Q5
Is tract 48113019044 considered part of Whispering Hills?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 48113019044 fall within Whispering Hills (neighborhood centroid within 1.0 miles, OSM data).
Q6
Did eviction filings in tract 48113019044 drop during COVID?
Pandemic-era filings ran 0.96× the pre-COVID monthly baseline. Filings ran modestly below normal. Tracked by the Eviction Lab Eviction Tracking System (Dallas eviction risk, TX), 2020-2021.
Q7
How does tract 48113019044 compare to Garland overall?
Tract 48113019044 scores 4.7/10, higher than the parent city of Garland at 3.3/10. City-scale signals (state law, local rent controls, court bias) are inherited from Garland eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Garland
Top eight tracts in Garland ranked by composite eviction-risk score.
Tract · TX
48113019013
4.7
/ 10 · Moderate
Tract · TX
48113018111
4.7
/ 10 · Moderate
Tract · TX
48113018204
4.7
/ 10 · Moderate
Tract · TX
48113018205
4.7
/ 10 · Moderate
Tract · TX
48113018402
4.7
/ 10 · Moderate
Tract · TX
48113018141
4.4
/ 10 · Moderate
Tract · TX
48113018700
4.4
/ 10 · Moderate
Tract · TX
48113018148
4.4
/ 10 · Moderate
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