1 census tracts · pop 5,213 · pop-weighted Eviction Risk Score 6.7/10
· range 6.7–6.7
La Vista is a one-tract neighborhood of San Marcos, TX, population 5,213. It carries an Eviction Risk Score of 6.7/10, in the Elevated tier. Severe burden reaches 40%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears.
57% of renters here are cost-burdened at the 30% threshold, well above the San Marcos rate of 39.8%. What pushes the score up most is tenant-organizing strength at 9.8/10. On the high side is rent-regulation exposure at 8.9/10.
Running hot is housing-court posture at 8.9/10. Average gross rent is $1,459, 10% above the San Marcos average of $1,322. Among the 7 mapped neighborhoods of San Marcos, it ranks #7 by risk, the lower third.
The closest comparables inside the same city are East Guadalupe and Fairlawn. Social vulnerability runs high at 9.6/10, concentrating the disaster- and displacement-exposure this model treats as a lagging risk input. Annual rent works out to 30% of average household income of $57,593.
49% of occupied units are renter-occupied.
Because the boundary contains one tract, 6.7/10 is simultaneously the area figure and the address-level figure. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.
Risk score
6.7
Elevated
1 tracts · population-weighted
La Vista vs San MarcosHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority76%ile
Hispanic + non-white share of population
Housing & transport98%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Frequently asked
About La Vista
Q1
What is the eviction-risk score for La Vista?
La Vista scores 6.7/10 (Elevated tier) across 1 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 La Vista compare to San Marcos overall?
La Vista scores 0.8 points higher than San Marcos overall (5.9/10). Renters spend 57% of income on rent vs 40% citywide. Average rent: $1,459 vs $1,322.
Q3
What is the average rent in La Vista?
Average gross rent in La Vista is $1,459/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 57% of renter households are cost-burdened.
Q4
What percentage of La Vista residents are renters?
49% of La Vista households are renter-occupied (vs 69% in San Marcos). The neighborhood has 5,213 residents.
Q5
Is La Vista a high social-vulnerability area?
La Vista sits in the 96th percentile nationally on the CDC Social Vulnerability Index (highly vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.
Q6
How safe is La Vista for landlords?
La Vista carries a elevated-tier eviction-risk profile for landlords (6.7/10). Pop-weighted across 1 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to San Marcos as a whole (5.9/10), this neighborhood is higher-risk.
Q7
What is the demographic breakdown of La Vista?
La Vista has 4,849 residents. Top groups: Hispanic / Latino (57.7%), White (non-Hispanic) (36.3%), Asian (non-Hispanic) (3.7%). Source: ACS 5-year 2023, table B03002.
