Within neighborhood
100
th percentile
Very High
Neighborhood · Ranked #67,219 of 84,120 nationally
Cypress Waters Eviction Risk: Lower , Irving
Tract 48113014124 · Dallas, TX · pop 3,926 · neighborhood within 1.0 mi
48113014124 is a census tract in the Cypress Waters area of Irving, TX. It scores 3/10 for landlords. Population here is 3,926. 49% are severely burdened past the 50% mark. That cohort absorbs no shock: one repair bill or one cut shift converts straight into arrears.
Risk score
3
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 7%
Stable renters 4%
Owners 89%
Tract context
Occupied units1,550
Renter share10.5%
SVI overall0.10
Poverty rate4.9%
Median income$203,269
Percentile rank
Higher percentile = riskier than more peers.Within parent city
34
th percentile
Low
Within county
4
th percentile
Very Low
Within state
35
th percentile
Low
Geographic context
Risk heat across Irving and the region
Centroid at 32.9178, -96.9907 · click any tract to drill in
Why Cypress Waters scores 3
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Irving
4.0
Regional political climate
2024 county presidential margin
6.6
State political climate
Texas legislature & governorship
1.5
Economic stress
4.9% poverty · this tract
1.2
Supply constraint
$3,026 rent vs county FMR
10.0
Rent control risk
Inherited from Irving
1.0
Eviction process difficulty
State law sets the calendar
3.0
Tenant organizing strength
Inherited from Irving
2.0
Housing court bias
Inherited from Irving
2.5
How Cypress Waters compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 10
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 6%Socioeconomic
- 41%Household composition
- 72%Racial/ethnic minority
- 7%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
Historic baseline (2000–2018)
- 92Total filings over 18 yrs
- 5.47%Avg annual filing rate
- 11.4%Peak (2003)
- 1Filings in 2017 (latest validated)
Filings dropped 67% over the past 18 months.
Pandemic-era tracking (2020–2021)
- 39Total filings 2020-21
- 0.5Avg monthly (observed)
- 0.3Pre-pandemic baseline
- 1.77×Ratio to baseline
Pandemic filings ran above baseline. Eviction Lab tracked Dallas, TX as part of its 34-metro Eviction Tracking System.
Comparable tracts
Census tracts with similar eviction risk
Within Cypress Waters. Closest by Eviction Risk Score.
Analysis
What drives eviction risk in Cypress Waters
65% of renter households cross the 30%-of-income line, markedly above the Dallas County average of 47.9%. The score leans hardest on supply constraint at 10/10. At $3,026 a month, rents run 87% over what the rest of Irving commands.
The voucher gap is 60.6%: households holding assistance that local rents will not absorb, which surfaces as churn rather than arrears. Well under the midpoint, rent-regulation exposure reads 1/10. Running cool, economic stress reads 1.2/10.
Disability prevalence runs 18.3% against 31.5% nationally. Princeton's Eviction Lab logged 92 filings here across 18 tracked years.
It sits 0.8 points below the Dallas County average of 3.8. Filings peaked in 2003 at 11.4% of renter households.
In a typical year about 5.5% of renter households face a filing.
These are ACS 5-year estimates; the score moves when the ACS, court-record, or statute inputs behind it move.
Frequently asked
About tract 48113014124
Q1
What is the eviction-risk score for census tract 48113014124?
Census tract 48113014124 in the Cypress Waters neighborhood scores 3/10 (Lower tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.
Q2
What is the average rent in tract 48113014124?
Median gross rent is $3,026/month (ACS 5-year 2023, table B25064). 65% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 48113014124?
4.9% of residents in tract 48113014124 live below the federal poverty line (ACS B17001, 2023). Population: 3,926.
Q4
How socially vulnerable is tract 48113014124?
CDC Social Vulnerability Index ranks this tract in the 10th percentile nationally. Sub-themes: socioeconomic 6th, household 41th, minority 72th, housing 7th.
Q5
Is tract 48113014124 considered part of Cypress Waters?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 48113014124 fall within Cypress Waters (neighborhood centroid within 1.0 miles, OSM data).
Q6
How many evictions are filed each year in tract 48113014124?
Princeton Eviction Lab recorded 92 eviction filings across 18 validated years in tract 48113014124 (2000-2018). The average annual filing rate is 5.47% of renter households, peaking at 11.4% in 2003. Source: Eviction Lab tract-validated 2024 release.
Q7
Did eviction filings in tract 48113014124 drop during COVID?
Pandemic-era filings ran 1.77× the pre-COVID monthly baseline. Filings ran above pre-pandemic norms. Tracked by the Eviction Lab Eviction Tracking System (Dallas eviction risk, TX), 2020-2021.
Q8
How does tract 48113014124 compare to Irving overall?
Tract 48113014124 scores 3/10, lower than the parent city of Irving at 3.6/10. City-scale signals (state law, local rent controls, court bias) are inherited from Irving eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Irving
Top eight tracts in Irving ranked by composite eviction-risk score.
Tract · TX
48113014409
5
/ 10 · Moderate
Tract · TX
48113014158
5
/ 10 · Moderate
Tract · TX
48113015102
5
/ 10 · Moderate
Tract · TX
48113014407
5
/ 10 · Moderate
Tract · TX
48113015205
4.9
/ 10 · Moderate
Tract · TX
48113014405
4.8
/ 10 · Moderate
Tract · TX
48113014410
4.5
/ 10 · Moderate
Tract · TX
48113014309
4.5
/ 10 · Moderate
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