Within neighborhood
20
th percentile
Low
Neighborhood · Ranked #69,776 of 84,120 nationally
Cypress Waters Eviction Risk: Lower , Irving
Tract 48113014128 · Dallas, TX · pop 4,194 · neighborhood within 1.3 mi
Census tract 48113014128 belongs to the Cypress Waters area of Irving, Texas. It is home to 4,194 residents and scores 4.4/10, a moderate reading for landlords. That is riskier than about 19% of US census tracts.
Rent eats 30% or more of income for 37% of renter households, a high level, and 18% are severely burdened at 50% or more. Average rent runs $1,616 a month against an average household income of $124,202 a year, roughly 16% of income at the averages. Renters make up 44% of occupied homes.
Risk score
2.3
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 16%
Stable renters 28%
Owners 56%
Tract context
Occupied units1,496
Renter share44.2%
SVI overall0.44
Poverty rate2.8%
Median income$124,202
Percentile rank
Higher percentile = riskier than more peers.Within parent city
3
th percentile
Very Low
Within county
9
th percentile
Very Low
Within state
17
th percentile
Very Low
Geographic context
Risk heat across Irving and the region
Centroid at 32.9343, -96.9595 · click any tract to drill in
Why Cypress Waters scores 2.3
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
2.8% poverty · this tract
1.0
Supply constraint
$1,616 rent vs county FMR
3.6
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: 44
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 29%Socioeconomic
- 53%Household composition
- 82%Racial/ethnic minority
- 45%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)
- 719Total filings over 18 yrs
- 4.40%Avg annual filing rate
- 6.9%Peak (2005)
- 29Filings in 2017 (latest validated)
Filings climbed 32% over the past 18 months.
Pandemic-era tracking (2020–2021)
- 148Total filings 2020-21
- 1.9Avg monthly (observed)
- 1.0Pre-pandemic baseline
- 1.90×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
The score leans hardest on supply constraint at 3.6/10. That part is specific to this tract, computed from its own rent, income, and poverty figures. Statewide and court-level factors such as eviction-process speed and rent-control exposure are inherited from Irving eviction risk, while the economic and supply signals are measured at the tract level.
Set against its neighbors, this tract scores below the Dallas County average of 5.2 and below the Texas statewide average of 4.9. Within its own county it reads on the safer side for landlords.
The tract is Asian and White and ranks around the 44th percentile nationally on the CDC Social Vulnerability Index, a measure of how exposed residents are to housing and economic shocks. That is a middle-of-the-pack reading for social vulnerability.
Princeton's Eviction Lab logged 719 eviction filings here over 18 tracked years, with about 4.4% of renter households facing a filing in a typical year. Filings peaked at 6.9% of renter households in 2005.
For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.
Frequently asked
About tract 48113014128
Q1
What is the eviction-risk score for census tract 48113014128?
Census tract 48113014128 in the Cypress Waters neighborhood scores 2.3/10 (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 48113014128?
Median gross rent is $1,616/month (ACS 5-year 2023, table B25064). 37% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 48113014128?
2.8% of residents in tract 48113014128 live below the federal poverty line (ACS B17001, 2023). Population: 4,194.
Q4
How socially vulnerable is tract 48113014128?
CDC Social Vulnerability Index ranks this tract in the 44th percentile nationally. Sub-themes: socioeconomic 29th, household 53th, minority 82th, housing 45th.
Q5
Is tract 48113014128 considered part of Cypress Waters?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 48113014128 fall within Cypress Waters (neighborhood centroid within 1.3 miles, OSM data).
Q6
How many evictions are filed each year in tract 48113014128?
Princeton Eviction Lab recorded 719 eviction filings across 18 validated years in tract 48113014128 (2000-2018). The average annual filing rate is 4.40% of renter households, peaking at 6.9% in 2005. Source: Eviction Lab tract-validated 2024 release.
Q7
Did eviction filings in tract 48113014128 drop during COVID?
Pandemic-era filings ran 1.90× 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 48113014128 compare to Irving overall?
Tract 48113014128 scores 2.3/10, right in line with the parent city of Irving at 2.4/10. 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
48113014407
5.8
/ 10 · Elevated
Tract · TX
48113014409
5.4
/ 10 · Moderate
Tract · TX
48113015102
5.2
/ 10 · Moderate
Tract · TX
48113014158
4.9
/ 10 · Moderate
Tract · TX
48113015205
4.9
/ 10 · Moderate
Tract · TX
48113014405
4.8
/ 10 · Moderate
Tract · TX
48113014603
4.6
/ 10 · Moderate
Tract · TX
48113014704
4.6
/ 10 · Moderate
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