Neighborhood · McAllen, TX

College Heights Eviction Risk: Elevated

9 census tracts · pop 19,099 · pop-weighted Eviction Risk Score 6.5/10 · range 5.3–6.8

College Heights is a hispanic / latino neighborhood in McAllen with 9 census tracts and a population of 19,099 residents. The neighborhood's pop-weighted eviction-risk score of 6.5/10 (Elevated tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 53% of renters here pay at least 30% of household income on rent, and 35% are severely cost-burdened (≥50% of income). Average gross rent of $937/month sits 11% lower than the McAllen citywide average ($1,049).

Risk score

6.5

Elevated

9 tracts · population-weighted

College Heights vs McAllen How this neighborhood stacks against the citywide average

% of income on rent

52.5% +72%

McAllen: 30.5%

Average gross rent

$937 -11%

McAllen: $1,049

Average HH income

$31,819 -47%

McAllen: $60,165

Poverty rate

32.7% +62%

McAllen: 20.2%

Renter share

56.7% +40%

McAllen: 40.5%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across College Heights and the region

Click any tract to drill in · 9 tracts span score 5.3–6.8

Why College Heights scores 6.5

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 5.9–5.9 across tracts

5.9

Local political climate

Parent city governance · Range 5.5–5.5 across tracts

5.5

Rent control risk

53% of income on rent · Range 1.0–1.0 across tracts

1.0

Eviction process difficulty

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

3.5

Tenant organizing strength

57% renter households · Range 3.5–3.5 across tracts

3.5

Housing court bias

County bench composition · Range 3.0–3.0 across tracts

3.0

Economic stress

32.7% below poverty line · Range 3.0–10.0 across tracts

7.7

Supply constraint

Rent-to-FMR gap & zoning friction · Range 2.0–7.5 across tracts

4.4

Risk score comparison

College Heights vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in College Heights?

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

Score distribution

0246810

Spread of 1.5 points from 5.3 to 6.8. Moderate variation across constituent tracts.

Tracts as heat grid

6.8 6.8 6.8 6.7 6.7 6.6 5.8 5.5 5.3

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

Census tracts

9 tracts in College Heights

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48215020513	6.8	3,241	76%	$1,236
48215020730	6.8	2,731	54%	$755
48215020505	6.8	1,835	77%	$698
48215021100	6.7	3,035	44%	$862
48215020600	6.7	2,038	51%	$827
48215020729	6.6	2,163	55%	$766
48215980000	5.8	—	—	—
48215020506	5.5	2,153	38%	$1,115
48215020512	5.3	1,903	13%	$1,147

Social Vulnerability Index

CDC SVI percentile: 93

Pop-weighted across 9 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 93%ile

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

Household characteristics 94%ile

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

Racial/ethnic minority 97%ile

Hispanic + non-white share of population

Housing & transport 58%ile

Multi-unit structures, mobile homes, crowding, no vehicle

Frequently asked

About College Heights

What is the eviction-risk score for College Heights?

College Heights scores 6.5/10 (Elevated 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.

How does College Heights compare to McAllen overall?

College Heights scores 3.6 points higher than McAllen overall (2.9/10). Renters spend 53% of income on rent vs 31% citywide. Average rent: $937 vs $1,049.

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.

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.

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.

Which tracts in College Heights have the highest eviction risk?

The highest-risk constituent tract in College Heights is census tract 48215020513 (score 6.8/10). Across the 9 tracts in this neighborhood the score ranges from 5.3 to 6.8, a spread of 1.5 points.

How safe is College Heights for landlords?

College Heights carries a elevated-tier eviction-risk profile for landlords (6.5/10). 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 (2.9/10), this neighborhood is higher-risk.

What is the demographic breakdown of College Heights?

College Heights has 18,729 residents (Hispanic / Latino Neighborhood). Top groups: Hispanic / Latino (96.2%), White (non-Hispanic) (2.1%), Asian (non-Hispanic) (1%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near College Heights

6.1 Hidden Coves 3 tracts · pop 10,435 5.1 Sharyland Plantation 2 tracts · pop 10,839 5.1 Del Sol 6 tracts · pop 18,318 3.7 Orchards at Shary Road 2 tracts · pop 6,656 4.3 Nuevo Santander 4 tracts · pop 13,378 5.8 Minnesota Terrace 3 tracts · pop 12,247

Sibling neighborhoods

Other neighborhoods inside McAllen

Same parent city, ranked by score similarity to College Heights.

6.9 Hacienda Rincon 1 tracts · pop 3,499 6 Hidden Coves 3 tracts · pop 10,435 5.1 Del Sol 6 tracts · pop 18,318 5.1 Trenton Village 1 tracts · pop 2,449 5 Sharyland Plantation 2 tracts · pop 10,839 4.2 Nuevo Santander 4 tracts · pop 13,378

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