Within neighborhood
67
th percentile
Elevated
Neighborhood · Ranked #32,735 of 84,120 nationally
University Place Eviction Risk: Moderate , Richardson
Tract 48113013618 · Dallas, TX · pop 2,879 · neighborhood within 0.9 mi
Tract 48113013618, home to 2,879 residents in the University Place area of Richardson, scores 5.3/10 for landlord eviction risk. That is riskier than roughly 48% of the 84,120 US census tracts we score.
About 50% of renters carry a rent burden of 30% of income or higher, a severe level, and 30% are severely burdened at 50% or more. Average rent runs $1,122 a month against an average household income of $71,797 a year, roughly 19% of income at the averages. Renters make up 51% of occupied homes, a renter-majority tract.
Risk score
4.5
Moderate
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 25%
Stable renters 26%
Owners 49%
Tract context
Occupied units1,291
Renter share51.3%
SVI overall0.62
Poverty rate13.5%
Median income$71,797
Percentile rank
Higher percentile = riskier than more peers.Within parent city
50
th percentile
Moderate
Within county
69
th percentile
Elevated
Within state
64
th percentile
Elevated
Geographic context
Risk heat across Richardson and the region
Centroid at 32.9826, -96.7765 · click any tract to drill in
Why University Place scores 4.5
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Richardson
6.0
Regional political climate
2024 county presidential margin
6.6
State political climate
Texas legislature & governorship
1.5
Economic stress
13.5% poverty · this tract
3.4
Supply constraint
$1,122 rent vs county FMR
1.0
Rent control risk
Inherited from Richardson
1.0
Eviction process difficulty
State law sets the calendar
4.0
Tenant organizing strength
Inherited from Richardson
4.5
Housing court bias
Inherited from Richardson
3.0
How University Place compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 62
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 43%Socioeconomic
- 62%Household composition
- 61%Racial/ethnic minority
- 76%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)
- 104Total filings over 17 yrs
- 2.08%Avg annual filing rate
- 4.9%Peak (2006)
- 9Filings in 2017 (latest validated)
Filings stayed roughly flat over the past 18 months.
Pandemic-era tracking (2020–2021)
- 83Total filings 2020-21
- 1.1Avg monthly (observed)
- 0.7Pre-pandemic baseline
- 1.48×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 University Place. Closest by Eviction Risk Score.
Analysis
What drives eviction risk in University Place
The heaviest input here is tenant organizing strength at 4.5/10. 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 Richardson eviction risk, while the economic and supply signals are measured at the tract level.
Set against its neighbors, this tract scores about the same as the Dallas County average of 5.2 and above the Texas statewide average of 4.9. Within its own county it reads on the riskier side for landlords.
The tract is racially mixed and ranks around the 62nd 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.
During 2020 and 2021, eviction filings here ran at about 1.48x the pre-COVID monthly baseline, above pre-pandemic levels.
For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.
Frequently asked
About tract 48113013618
Q1
What is the eviction-risk score for census tract 48113013618?
Census tract 48113013618 in the University Place neighborhood scores 4.5/10 (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 48113013618?
Median gross rent is $1,122/month (ACS 5-year 2023, table B25064). 50% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 48113013618?
13.5% of residents in tract 48113013618 live below the federal poverty line (ACS B17001, 2023). Population: 2,879.
Q4
How socially vulnerable is tract 48113013618?
CDC Social Vulnerability Index ranks this tract in the 62th percentile nationally. Sub-themes: socioeconomic 43th, household 62th, minority 61th, housing 76th.
Q5
Is tract 48113013618 considered part of University Place?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 48113013618 fall within University Place (neighborhood centroid within 0.9 miles, OSM data).
Q6
How many evictions are filed each year in tract 48113013618?
Princeton Eviction Lab recorded 104 eviction filings across 17 validated years in tract 48113013618 (2000-2018). The average annual filing rate is 2.08% of renter households, peaking at 4.9% in 2006. Source: Eviction Lab tract-validated 2024 release.
Q7
Did eviction filings in tract 48113013618 drop during COVID?
Pandemic-era filings ran 1.48× 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 48113013618 compare to Richardson overall?
Tract 48113013618 scores 4.5/10, higher than the parent city of Richardson at 2.3/10. City-scale signals (state law, local rent controls, court bias) are inherited from Richardson eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Richardson
Top eight tracts in Richardson ranked by composite eviction-risk score.
Tract · TX
48113008701
6.6
/ 10 · Elevated
Tract · TX
Bonton
6.6
/ 10 · Elevated
Tract · TX
48113008704
6.6
/ 10 · Elevated
Tract · TX
48113011500
6.6
/ 10 · Elevated
Tract · TX
48113016635
6.6
/ 10 · Elevated
Tract · TX
48113012000
6.5
/ 10 · Elevated
Tract · TX
Bonton
6.5
/ 10 · Elevated
Tract · TX
48113009304
6.5
/ 10 · Elevated
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