The Grove Eviction Risk: Lower

The main counterweight is eviction-process difficulty, at 1.2/10. Severe burden reaches 24%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears.

On the softer side is economic stress, at 1.9/10. Court records for this tract carry 116 eviction filings.

Running cool is tenant-organizing strength, at 2.5/10. At $1,711 a month, rents sit 14% over what the rest of Pecan Grove commands. The voucher gap is 11.9%: households holding assistance that local rents will not absorb, which shows up as churn rather than arrears.

Filing activity peaked in 2012 at 8.7% of renter households. The most recent observed rate, 4.5% in 2016, is well off that peak.

At 11% renter-occupied, this is predominantly owner territory, and rental comps have to be drawn from further out. Against average income of $132,639, annual rent is only 15%, a wide affordability cushion. The 2 tracts here are tightly clustered, 0.1 points apart at the extremes.

With little internal variation, 3.1/10 is a fair proxy for any address inside the boundary. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.