Within neighborhood
40
th percentile
Moderate
Neighborhood · Ranked #67,219 of 84,120 nationally
Cypress Waters Eviction Risk: Lower , Irving
Tract 48113014150 · Dallas, TX · pop 1,545 · neighborhood within 0.7 mi
Census tract 48113014150 covers part of the Cypress Waters area of Irving, TX, and scores 3/10 on landlord eviction risk. Cost burden runs 17% here against 47.9% across Dallas County.
Risk score
3
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 1%
Stable renters 4%
Owners 95%
Tract context
Occupied units402
Renter share4.5%
SVI overall0.38
Poverty rate1.6%
Median income$187,143
Percentile rank
Higher percentile = riskier than more peers.Within parent city
16
th percentile
Very Low
Within county
16
th percentile
Very Low
Within state
35
th percentile
Low
Geographic context
Risk heat across Irving and the region
Centroid at 32.9220, -96.9742 · 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
1.6% poverty · this tract
1.0
Supply constraint
$2,800 rent vs county FMR
9.9
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: 38
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 52%Socioeconomic
- 70%Household composition
- 95%Racial/ethnic minority
- 3%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)
- 12Total filings 2020-21
- 0.2Avg monthly (observed)
- 0.2Pre-pandemic baseline
- 0.67×Ratio to baseline
Pandemic filings ran far below baseline (moratorium effect). 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 9.9/10. Average gross rent is $2,800, 73% above the Irving average. The voucher gap is 48.6%: households holding assistance that local rents will not absorb, which surfaces as churn rather than arrears.
On the softer side, rent-regulation exposure reads 1/10. Disability prevalence runs 13.3% against 31.5% nationally. Well under the midpoint, economic stress reads 1/10.
It sits 0.8 points below the Dallas County average of 3.8. On the national scale it lands near the 20th percentile of the 84,120 tracts scored.
Only 4% of units are renter-occupied. Rental comparables are thin; price a renewal off the nearest genuine rental sub-market rather than off surrounding sale prices. CDC social-vulnerability scoring puts the tract at 4.5/10.
Rent consumes only 18% of average household income of $187,143, an unusually wide affordability cushion.
These are ACS 5-year estimates; the score moves when the ACS, court-record, or statute inputs behind it move.
Frequently asked
About tract 48113014150
Q1
What is the eviction-risk score for census tract 48113014150?
Census tract 48113014150 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 48113014150?
Median gross rent is $2,800/month (ACS 5-year 2023, table B25064). 17% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 48113014150?
1.6% of residents in tract 48113014150 live below the federal poverty line (ACS B17001, 2023). Population: 1,545.
Q4
How socially vulnerable is tract 48113014150?
CDC Social Vulnerability Index ranks this tract in the 38th percentile nationally. Sub-themes: socioeconomic 52th, household 70th, minority 95th, housing 3th.
Q5
Is tract 48113014150 considered part of Cypress Waters?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 48113014150 fall within Cypress Waters (neighborhood centroid within 0.7 miles, OSM data).
Q6
Did eviction filings in tract 48113014150 drop during COVID?
Pandemic-era filings ran 0.67× the pre-COVID monthly baseline. Filings dropped sharply, likely a moratorium effect. Tracked by the Eviction Lab Eviction Tracking System (Dallas eviction risk, TX), 2020-2021.
Q7
How does tract 48113014150 compare to Irving overall?
Tract 48113014150 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
48113014158
5
/ 10 · Moderate
Tract · TX
48113015102
5
/ 10 · Moderate
Tract · TX
48113014407
5
/ 10 · Moderate
Tract · TX
48113014409
5
/ 10 · Moderate
Tract · TX
48113015205
4.9
/ 10 · Moderate
Tract · TX
48113014405
4.8
/ 10 · Moderate
Tract · TX
48113014602
4.5
/ 10 · Moderate
Tract · TX
48113014603
4.5
/ 10 · Moderate
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