9 census tracts · pop 19,099 · pop-weighted Eviction Risk Score 4.3/10
· range 3–4.8
College Heights spans 9 census tracts of McAllen, TX, population 19,099. It carries an Eviction Risk Score of 4.3/10, in the Moderate tier. Against a McAllen baseline of 30.5%, 53% of renters here cross the 30%-of-income line.
35% are severely burdened, paying half their income or more in rent. That cohort has no absorption capacity for an unexpected bill, and it is where non-payment filings originate. Pulling the other way is rent-regulation exposure, at 1/10. Set annual rent against average household income of $31,819 and the ratio lands at 35%, above the conventional 30% ceiling.
The poverty rate is 33%, which shows up in this model as reduced rent-recovery odds after a judgment. Internally this is not one market. Tract scores span 3 to 4.8, so two buildings inside the same boundary can carry materially different risk. Running hot is economic stress at 7.7/10.
Running cool is housing-court posture, at 3/10. Average gross rent is $937, 11% below the McAllen average of $1,049. That places it #2 of 9 neighborhoods in McAllen.
The closest comparables inside the same city are Hacienda Rincon and Hidden Coves. Social vulnerability runs high at 9.4/10, concentrating the disaster- and displacement-exposure this model treats as a lagging risk input.
Underwrite the address, not the area: with 1.8 points between its best and worst tract, the per-tract table below is the operative number. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.
Risk score
4.3
Moderate
9 tracts · population-weighted
College Heights vs McAllenHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority97%ile
Hispanic + non-white share of population
Housing & transport58%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Frequently asked
About College Heights
Q1
What is the eviction-risk score for College Heights?
College Heights scores 4.3/10 (Moderate tier) across 9 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 College Heights compare to McAllen overall?
College Heights scores 0.9 points higher than McAllen overall (3.4/10). Renters spend 53% of income on rent vs 31% citywide. Average rent: $937 vs $1,049.
Q3
What is the average rent in College Heights?
Average gross rent in College Heights is $937/month (pop-weighted across 9 census tracts, ACS 5-year 2023). 53% of renter households are cost-burdened.
Q4
What percentage of College Heights residents are renters?
57% of College Heights households are renter-occupied (vs 41% in McAllen). The neighborhood has 19,099 residents.
Q5
Is College Heights a high social-vulnerability area?
College Heights sits in the 93rd 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
Which tracts in College Heights have the highest eviction risk?
The highest-risk constituent tract in College Heights is census tract 48215020513 (score 4.8/10). Across the 9 tracts in this neighborhood the score ranges from 3 to 4.8, a spread of 1.8 points.
Q7
How safe is College Heights for landlords?
College Heights carries a moderate-tier eviction-risk profile for landlords (4.3/10). Pop-weighted across 9 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to McAllen as a whole (3.4/10), this neighborhood is higher-risk.
Q8
What is the demographic breakdown of College Heights?
College Heights has 18,729 residents. Top groups: Hispanic / Latino (96.2%), White (non-Hispanic) (2.1%), Asian (non-Hispanic) (1%). Source: ACS 5-year 2023, table B03002.
