Neighborhood · Pasadena, TX

River Oaks Eviction Risk: Lower

4 census tracts · pop 16,515 · pop-weighted Eviction Risk Score 3.3/10 · range 2.9–3.9

River Oaks is a white-hispanic neighborhood in Pasadena with 4 census tracts and a population of 16,515 residents. The neighborhood's pop-weighted eviction-risk score of 3.3/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 45% of renters here pay at least 30% of household income on rent, and 20% are severely cost-burdened (≥50% of income). Average gross rent of $1,782/month sits 47% higher than the Pasadena citywide average ($1,213).

Risk score

3.3

Lower

4 tracts · population-weighted

River Oaks vs Pasadena How this neighborhood stacks against the citywide average

% of income on rent

44.7% +42%

Pasadena: 31.5%

Average gross rent

$1,782 +47%

Pasadena: $1,213

Average HH income

$127,772 +99%

Pasadena: $64,270

Poverty rate

10.3% -44%

Pasadena: 18.3%

Renter share

21.5% -53%

Pasadena: 45.5%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across River Oaks and the region

Click any tract to drill in · 4 tracts span score 2.9–3.9

Why River Oaks scores 3.3

9 axes · pop-weighted · 1 = landlord-friendly

State political climate

legislature & governorship · Range 1.5–1.5 across tracts

1.5

Regional political climate

County-level mix · 2024 presidential margin · Range 5.7–5.7 across tracts

5.7

Local political climate

Parent city governance · Range 3.5–5.5 across tracts

3.7

Rent control risk

45% of income on rent · Range 1.0–1.0 across tracts

1.0

Eviction process difficulty

State notice requirements & court backlog · Range 3.0–3.5 across tracts

3.1

Tenant organizing strength

22% renter households · Range 2.0–3.5 across tracts

2.2

Housing court bias

County bench composition · Range 2.5–2.5 across tracts

2.5

Economic stress

10.3% below poverty line · Range 1.3–3.1 across tracts

2.6

Supply constraint

Rent-to-FMR gap & zoning friction · Range 4.2–8.7 across tracts

6.6

Risk score comparison

River Oaks vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in River Oaks?

Left: distribution of constituent tract scores. Right: every tract as a heat square. Click any square to drill in.

Score distribution

0246810

Spread of 1 points from 2.9 to 3.9. Moderate variation across constituent tracts.

Tracts as heat grid

3.9 3.3 2.9 2.9

Each square = one census tract. Color tracks the same green→red ramp as the chloropleth map above.

Census tracts

4 tracts in River Oaks

Ranked highest-risk first. Click for per-tract detail.

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48201342100	3.9	4,375	10%	$1,402
48201342002	3.3	4,074	45%	$1,701
48201342001	2.9	6,404	73%	$2,099
48201411200	2.9	1,662	26%	$1,764

Social Vulnerability Index

CDC SVI percentile: 42

Pop-weighted across 4 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 40%ile

Poverty, unemployment, no-HS-diploma, housing cost burden

Household characteristics 58%ile

Single-parent HH, disability, language barriers, age 17- / 65+

Racial/ethnic minority 62%ile

Hispanic + non-white share of population

Housing & transport 37%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

What is the eviction-risk score for River Oaks?

River Oaks scores 3.3/10 (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.

How does River Oaks compare to Pasadena overall?

River Oaks scores 0.6 points higher than Pasadena overall (2.7/10). Renters spend 45% of income on rent vs 32% citywide. Average rent: $1,782 vs $1,213.

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.

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.

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.

Which tracts in River Oaks have the highest eviction risk?

The highest-risk constituent tract in River Oaks is census tract 48201342100 (score 3.9/10). Across the 4 tracts in this neighborhood the score ranges from 2.9 to 3.9, a spread of 1 points.

How safe is River Oaks for landlords?

River Oaks carries a lower-tier eviction-risk profile for landlords (3.3/10). 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 (2.7/10), this neighborhood is higher-risk.

What is the demographic breakdown of River Oaks?

River Oaks has 16,682 residents (White-Hispanic Neighborhood). Top groups: White (non-Hispanic) (53.7%), Hispanic / Latino (35.8%), Asian (non-Hispanic) (4.2%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near River Oaks

5 Firwood Village 5 tracts · pop 22,427 4.4 Parkview South 5 tracts · pop 21,413 5 Southmore Plaza 4 tracts · pop 16,208 5.2 Edgebrook 2 tracts · pop 8,838 5.1 Gulf Palms 7 tracts · pop 25,050 5.4 East Haven 4 tracts · pop 15,273

Sibling neighborhoods

Other neighborhoods inside Pasadena

Same parent city, ranked by score similarity to River Oaks.

3.2 Bowling Green 4 tracts · pop 16,993 3.9 Country Briar 1 tracts · pop 5,720 4.5 Parkview South 5 tracts · pop 21,413 4.9 Firwood Village 5 tracts · pop 22,427 4.9 Deer Creek 4 tracts · pop 19,191

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