Neighborhood · Orchards, WA

Proebstel Eviction Risk: Lower

1 census tracts · pop 7,148 · pop-weighted Eviction Risk Score 3.3/10 · range 3.3–3.3

Proebstel is a white (non-hispanic) neighborhood in Orchards with 1 census tract and a population of 7,148 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. 66% of renters here pay at least 30% of household income on rent, and 42% are severely cost-burdened (≥50% of income). Average gross rent of $2,428/month sits 36% higher than the Orchards citywide average ($1,784).

Risk score

3.3

Lower

1 tracts · population-weighted

Proebstel vs Orchards How this neighborhood stacks against the citywide average

% of income on rent

66.1% +128%

Orchards: 29.0%

Average gross rent

$2,428 +36%

Orchards: $1,784

Average HH income

$120,057 +24%

Orchards: $96,893

Poverty rate

3.8% -65%

Orchards: 10.9%

Renter share

19.1% -43%

Orchards: 33.7%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Proebstel and the region

Click any tract to drill in · 1 tracts span score 3.3–3.3

Why Proebstel scores 3.3

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

State political climate

legislature & governorship · Range 6.0–6.0 across tracts

6.0

Regional political climate

County-level mix · 2024 presidential margin · Range 5.3–5.3 across tracts

5.3

Local political climate

Parent city governance · Range 5.7–5.7 across tracts

5.7

Rent control risk

66% of income on rent · Range 6.8–6.8 across tracts

6.8

Eviction process difficulty

State notice requirements & court backlog · Range 6.1–6.1 across tracts

6.1

Tenant organizing strength

19% renter households · Range 7.0–7.0 across tracts

7.0

Housing court bias

County bench composition · Range 6.2–6.2 across tracts

6.2

Economic stress

3.8% below poverty line · Range 1.0–1.0 across tracts

1.0

Supply constraint

Rent-to-FMR gap & zoning friction · Range 7.2–7.2 across tracts

7.2

Risk score comparison

Proebstel vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Proebstel

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
53011040604	3.3	7,148	66%	$2,428

Social Vulnerability Index

CDC SVI percentile: 20

Pop-weighted across 1 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 18%ile

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

Household characteristics 39%ile

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

Racial/ethnic minority 36%ile

Hispanic + non-white share of population

Housing & transport 23%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Proebstel

Aggregated across 1 validated constituent tract. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

38Total filings (sum)
1.62%Avg annual filing rate
5.2%Peak year (2004)
1.47%Latest filed (2018)

Frequently asked

About Proebstel

What is the eviction-risk score for Proebstel?

Proebstel scores 3.3/10 (Lower 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.

How does Proebstel compare to Orchards overall?

Proebstel scores 3.6 points lower than Orchards overall (6.9/10). Renters spend 66% of income on rent vs 29% citywide. Average rent: $2,428 vs $1,784.

What is the average rent in Proebstel?

Average gross rent in Proebstel is $2,428/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 66% of renter households are cost-burdened.

What percentage of Proebstel residents are renters?

19% of Proebstel households are renter-occupied (vs 34% in Orchards). The neighborhood has 7,148 residents.

Is Proebstel a high social-vulnerability area?

Proebstel sits in the 20th percentile nationally on the CDC Social Vulnerability Index (low vulnerability). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

How safe is Proebstel for landlords?

Proebstel carries a lower-tier eviction-risk profile for landlords (3.3/10). 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 Orchards as a whole (6.9/10), this neighborhood is lower-risk.

What is the demographic breakdown of Proebstel?

Proebstel has 7,051 residents (White (non-Hispanic) Neighborhood). Top groups: White (non-Hispanic) (78.5%), Other / Multiracial (9%), Asian (non-Hispanic) (7.1%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Proebstel

4 Mill Plain 2 tracts · pop 9,550 4.9 Burnt Bridge Creek 2 tracts · pop 6,143 5.1 Bennington 2 tracts · pop 8,432 3.7 Orchards 2 tracts · pop 11,280 4.7 Sifton 3 tracts · pop 11,392 6.1 Kevanna Park 2 tracts · pop 5,942

Sibling neighborhoods

Other neighborhoods inside Orchards

Same parent city, ranked by score similarity to Proebstel.

3.8 Orchards 2 tracts · pop 11,280 4.7 Sifton 3 tracts · pop 11,392

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