4 census tracts · pop 16,515 · pop-weighted Eviction Risk Score 3/10
· range 3–3
River Oaks is a 4-tract neighborhood of Pasadena, TX, population 16,515. That produces an Eviction Risk Score of 3/10, Lower tier. Average gross rent is $1,782, 47% above the Pasadena average of $1,213.
Against a Pasadena baseline of 31.5%, 45% of renters here cross the 30%-of-income line. The main counterweight is rent-regulation exposure, at 1/10. Severe burden reaches 20%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears.
Well under the midpoint is tenant-organizing strength, at 2.2/10. The voucher gap is 16.6%: households holding assistance that local rents will not absorb, which shows up as churn rather than arrears. Filings are well documented here: 524 across 4 observed tracts.
Running cool is housing-court posture, at 2.5/10. The worst year on record was 2013, when filings touched 48.2% of renter households.
The most recent observed rate, 9.0% in 2015, is well off that peak. Among the 6 mapped neighborhoods of Pasadena, it ranks #5 by risk, the lower third. Only 22% of units are renter-occupied. Rental comparables are thin here; price renewals off the nearest genuine rental sub-market rather than off surrounding sale prices.
The closest comparables inside the same city are Country Briar and Bowling Green. Rent takes 17% of average household income, comfortably inside the 30% line and unusually low for a rental sub-market.
The 4 tracts here are tightly clustered, 0 points apart at the extremes.
The area figure travels well to individual addresses here, though the per-tract table below still carries the detail. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.
Risk score
3
Lower
4 tracts · population-weighted
River Oaks vs PasadenaHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority62%ile
Hispanic + non-white share of population
Housing & transport37%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Eviction filings · Princeton Eviction Lab
Court-record eviction history in River Oaks
Aggregated across 4 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.
Historic baseline (2000–2018)
524Total filings (sum)
18.15%Avg annual filing rate
48.2%Peak year (2013)
9.76%Latest filed (2015)
Pandemic-era tracking (2020–2021)
284Total filings 2020-21
1.0Avg monthly observed
1.6Pre-pandemic baseline
2.41×Ratio to baseline
Pandemic filings ran above baseline. Tracked under Eviction Lab Eviction Tracking System (Houston, TX).
Frequently asked
About River Oaks
Q1
What is the eviction-risk score for River Oaks?
River Oaks scores 3/10 (Lower tier) across 4 census tracts. The pop-weighted Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income and poverty signals.
Q2
How does River Oaks compare to Pasadena overall?
River Oaks scores 0.4 points lower than Pasadena overall (3.4/10). Renters spend 45% of income on rent vs 32% citywide. Average rent: $1,782 vs $1,213.
Q3
What is the average rent in River Oaks?
Average gross rent in River Oaks is $1,782/month (pop-weighted across 4 census tracts, ACS 5-year 2023). 45% of renter households are cost-burdened.
Q4
What percentage of River Oaks residents are renters?
22% of River Oaks households are renter-occupied (vs 46% in Pasadena). The neighborhood has 16,515 residents.
Q5
Is River Oaks a high social-vulnerability area?
River Oaks sits in the 42nd percentile nationally on the CDC Social Vulnerability Index (less vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.
Q6
Which tracts in River Oaks have the highest eviction risk?
The highest-risk constituent tract in River Oaks is census tract 48201342001 (score 3/10). Across the 4 tracts in this neighborhood the score ranges from 3 to 3, a spread of 0 points.
Q7
How safe is River Oaks for landlords?
River Oaks carries a lower-tier eviction-risk profile for landlords (3/10). Pop-weighted across 4 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Pasadena as a whole (3.4/10), this neighborhood is lower-risk.
Q8
What is the demographic breakdown of River Oaks?
River Oaks has 16,682 residents. Top groups: White (non-Hispanic) (53.7%), Hispanic / Latino (35.8%), Asian (non-Hispanic) (4.2%). Source: ACS 5-year 2023, table B03002.
