Neighborhood · East Renton Highlands, WA

South Firs Eviction Risk: Lower

1 census tracts · pop 3,487 · pop-weighted Eviction Risk Score 1.2/10 · range 1.2–1.2

South Firs is a white (non-hispanic) neighborhood in East Renton Highlands with 1 census tract and a population of 3,487 residents. The neighborhood's pop-weighted eviction-risk score of 1.2/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 11% of renters here pay at least 30% of household income on rent, and 11% are severely cost-burdened (≥50% of income). Average gross rent of $2,011/month sits 26% lower than the East Renton Highlands citywide average ($2,717).

Risk score

1.2

Lower

1 tracts · population-weighted

South Firs vs East Renton Highlands How this neighborhood stacks against the citywide average

% of income on rent

11.3% -74%

East Renton Highlands: 43.1%

Average gross rent

$2,011 -26%

East Renton Highlands: $2,717

Average HH income

$163,920 +17%

East Renton Highlands: $140,048

Poverty rate

2.3% +8%

East Renton Highlands: 2.1%

Renter share

5.7% -39%

East Renton Highlands: 9.4%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across South Firs and the region

Click any tract to drill in · 1 tracts span score 1.2–1.2

Why South Firs scores 1.2

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 7.6–7.6 across tracts

7.6

Local political climate

Parent city governance · Range 7.9–7.9 across tracts

7.9

Rent control risk

11% of income on rent · Range 8.7–8.7 across tracts

8.7

Eviction process difficulty

State notice requirements & court backlog · Range 5.8–5.8 across tracts

5.8

Tenant organizing strength

6% renter households · Range 2.9–2.9 across tracts

2.9

Housing court bias

County bench composition · Range 5.4–5.4 across tracts

5.4

Economic stress

2.3% below poverty line · Range 1.0–1.0 across tracts

1.0

Supply constraint

Rent-to-FMR gap & zoning friction · Range 2.5–2.5 across tracts

2.5

Risk score comparison

South Firs vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in South Firs

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
53033031904	1.2	3,487	11%	$2,011

Social Vulnerability Index

CDC SVI percentile: 17

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

Socioeconomic status 6%ile

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

Household characteristics 50%ile

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

Racial/ethnic minority 23%ile

Hispanic + non-white share of population

Housing & transport 35%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in South Firs

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

Historic baseline (2000–2018)

33Total filings (sum)
3.13%Avg annual filing rate
5.8%Peak year (2012)
2.17%Latest filed (2013)

Frequently asked

About South Firs

What is the eviction-risk score for South Firs?

South Firs scores 1.2/10 (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 South Firs compare to East Renton Highlands overall?

South Firs scores 5.7 points lower than East Renton Highlands overall (6.9/10). Renters spend 11% of income on rent vs 43% citywide. Average rent: $2,011 vs $2,717.

What is the average rent in South Firs?

Average gross rent in South Firs is $2,011/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 11% of renter households are cost-burdened.

What percentage of South Firs residents are renters?

6% of South Firs households are renter-occupied (vs 9% in East Renton Highlands). The neighborhood has 3,487 residents.

Is South Firs a high social-vulnerability area?

South Firs sits in the 17th 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 South Firs for landlords?

South Firs carries a lower-tier eviction-risk profile for landlords (1.2/10). 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 East Renton Highlands as a whole (6.9/10), this neighborhood is lower-risk.

What is the demographic breakdown of South Firs?

South Firs has 3,567 residents (White (non-Hispanic) Neighborhood). Top groups: White (non-Hispanic) (81.5%), Hispanic / Latino (8%), Other / Multiracial (6.4%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near South Firs

2 The Grove at Spring Lake 2 tracts · pop 8,699 3.7 Fairwood West 2 tracts · pop 7,236 4.4 Highlands Park 2 tracts · pop 7,199 2 Alta at the Lake 3 tracts · pop 14,217 3 Spyglass Hill 2 tracts · pop 8,330 5.3 North Renton 2 tracts · pop 7,795

Sibling neighborhoods

Other neighborhoods inside East Renton Highlands

Same parent city, ranked by score similarity to South Firs.

1.2 Sky Fire 1 tracts · pop 3,961 1.9 Ravenswood 1 tracts · pop 3,817

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