Neighborhood · Vancouver, WA

North Garrison Heights Eviction Risk: Moderate

1 census tracts · pop 4,778 · pop-weighted Eviction Risk Score 5.2/10 · range 5.2–5.2

North Garrison Heights is a white-hispanic neighborhood in Vancouver with 1 census tract and a population of 4,778 residents. The neighborhood's pop-weighted eviction-risk score of 5.2/10 (Moderate tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 48% of renters here pay at least 30% of household income on rent, and 23% are severely cost-burdened (≥50% of income). Average gross rent of $1,816/month sits 7% higher than the Vancouver citywide average ($1,702).

Risk score

5.2

Moderate

1 tracts · population-weighted

North Garrison Heights vs Vancouver How this neighborhood stacks against the citywide average

% of income on rent

47.9% +51%

Vancouver: 31.8%

Average gross rent

$1,816 +7%

Vancouver: $1,702

Average HH income

$77,935 0%

Vancouver: $78,156

Poverty rate

8.8% -21%

Vancouver: 11.1%

Renter share

57.6% +17%

Vancouver: 49.2%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across North Garrison Heights and the region

Click any tract to drill in · 1 tracts span score 5.2–5.2

Why North Garrison Heights scores 5.2

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 6.0–6.0 across tracts

6.0

Rent control risk

48% of income on rent · Range 6.5–6.5 across tracts

6.5

Eviction process difficulty

State notice requirements & court backlog · Range 6.5–6.5 across tracts

6.5

Tenant organizing strength

58% renter households · Range 5.5–5.5 across tracts

5.5

Housing court bias

County bench composition · Range 6.5–6.5 across tracts

6.5

Economic stress

8.8% below poverty line · Range 2.2–2.2 across tracts

2.2

Supply constraint

Rent-to-FMR gap & zoning friction · Range 4.1–4.1 across tracts

4.1

Risk score comparison

North Garrison Heights vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in North Garrison Heights

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
53011041205	5.2	4,778	48%	$1,816

Social Vulnerability Index

CDC SVI percentile: 81

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

Socioeconomic status 57%ile

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

Household characteristics 86%ile

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

Racial/ethnic minority 59%ile

Hispanic + non-white share of population

Housing & transport 91%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in North Garrison Heights

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

Historic baseline (2000–2018)

172Total filings (sum)
2.28%Avg annual filing rate
3.6%Peak year (2004)
1.97%Latest filed (2018)

Frequently asked

About North Garrison Heights

What is the eviction-risk score for North Garrison Heights?

North Garrison Heights scores 5.2/10 (Moderate 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 North Garrison Heights compare to Vancouver overall?

North Garrison Heights scores 2.0 points lower than Vancouver overall (7.2/10). Renters spend 48% of income on rent vs 32% citywide. Average rent: $1,816 vs $1,702.

What is the average rent in North Garrison Heights?

Average gross rent in North Garrison Heights is $1,816/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 48% of renter households are cost-burdened.

What percentage of North Garrison Heights residents are renters?

58% of North Garrison Heights households are renter-occupied (vs 49% in Vancouver). The neighborhood has 4,778 residents.

Is North Garrison Heights a high social-vulnerability area?

North Garrison Heights sits in the 81st 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.

How safe is North Garrison Heights for landlords?

North Garrison Heights carries a moderate-tier eviction-risk profile for landlords (5.2/10). 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 Vancouver as a whole (7.2/10), this neighborhood is lower-risk.

What is the demographic breakdown of North Garrison Heights?

North Garrison Heights has 4,650 residents (White-Hispanic Neighborhood). Top groups: White (non-Hispanic) (54.5%), Hispanic / Latino (29.4%), Black (non-Hispanic) (6.4%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near North Garrison Heights

4.7 Vancouver Mall 3 tracts · pop 13,336 4.9 Ellsworth Springs 2 tracts · pop 6,107 4.9 Fircrest 2 tracts · pop 9,906 6.1 Kevanna Park 2 tracts · pop 5,942 5.1 Riveridge 2 tracts · pop 9,716 3.8 Green Meadows 2 tracts · pop 7,376

Sibling neighborhoods

Other neighborhoods inside Vancouver

Same parent city, ranked by score similarity to North Garrison Heights.

5.2 Father Blanchet Park 1 tracts · pop 4,149 5.2 North Image 1 tracts · pop 5,190 5.2 First Place 1 tracts · pop 6,756 5.3 Shumway 1 tracts · pop 2,140 5.1 Riveridge 2 tracts · pop 9,716 5.1 Fairway/164th 1 tracts · pop 4,717

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