Neighborhood · Federal Way, WA

Greencrest Village Eviction Risk: Moderate

1 census tracts · pop 2,553 · pop-weighted Eviction Risk Score 5.5/10 · range 5.5–5.5

Greencrest Village is a white-asian neighborhood in Federal Way with 1 census tract and a population of 2,553 residents. The neighborhood's pop-weighted eviction-risk score of 5.5/10 (Moderate tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 55% of renters here pay at least 30% of household income on rent, and 22% are severely cost-burdened (≥50% of income). Average gross rent of $2,190/month sits 22% higher than the Federal Way citywide average ($1,797).

Risk score

5.5

Moderate

1 tracts · population-weighted

Greencrest Village vs Federal Way How this neighborhood stacks against the citywide average

% of income on rent

55.2% +61%

Federal Way: 34.2%

Average gross rent

$2,190 +22%

Federal Way: $1,797

Average HH income

$98,523 +20%

Federal Way: $82,144

Poverty rate

15.7% +24%

Federal Way: 12.7%

Renter share

49.1% +10%

Federal Way: 44.7%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Greencrest Village and the region

Click any tract to drill in · 1 tracts span score 5.5–5.5

Why Greencrest Village scores 5.5

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 6.0–6.0 across tracts

6.0

Rent control risk

55% of income on rent · Range 7.9–7.9 across tracts

7.9

Eviction process difficulty

State notice requirements & court backlog · Range 6.0–6.0 across tracts

6.0

Tenant organizing strength

49% renter households · Range 8.6–8.6 across tracts

8.6

Housing court bias

County bench composition · Range 7.0–7.0 across tracts

7.0

Economic stress

15.7% below poverty line · Range 3.9–3.9 across tracts

3.9

Supply constraint

Rent-to-FMR gap & zoning friction · Range 3.2–3.2 across tracts

3.2

Risk score comparison

Greencrest Village vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Greencrest Village

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
53033030407	5.5	2,553	55%	$2,190

Social Vulnerability Index

CDC SVI percentile: 83

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

Socioeconomic status 68%ile

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

Household characteristics 76%ile

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

Racial/ethnic minority 73%ile

Hispanic + non-white share of population

Housing & transport 88%ile

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

Frequently asked

About Greencrest Village

What is the eviction-risk score for Greencrest Village?

Greencrest Village scores 5.5/10 (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 Greencrest Village compare to Federal Way overall?

Greencrest Village scores 1.6 points lower than Federal Way overall (7.1/10). Renters spend 55% of income on rent vs 34% citywide. Average rent: $2,190 vs $1,797.

What is the average rent in Greencrest Village?

Average gross rent in Greencrest Village is $2,190/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 55% of renter households are cost-burdened.

What percentage of Greencrest Village residents are renters?

49% of Greencrest Village households are renter-occupied (vs 45% in Federal Way). The neighborhood has 2,553 residents.

Is Greencrest Village a high social-vulnerability area?

Greencrest Village sits in the 83rd 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 Greencrest Village for landlords?

Greencrest Village carries a moderate-tier eviction-risk profile for landlords (5.5/10). 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 Federal Way as a whole (7.1/10), this neighborhood is lower-risk.

What is the demographic breakdown of Greencrest Village?

Greencrest Village has 2,640 residents (White-Asian Neighborhood). Top groups: White (non-Hispanic) (36.1%), Asian (non-Hispanic) (27.9%), Hispanic / Latino (15%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Greencrest Village

3.7 West Hill 2 tracts · pop 10,532 2.9 Creekside 2 tracts · pop 6,459 5.8 Colonial Forest 2 tracts · pop 10,343 5.9 Laurelwood 2 tracts · pop 10,831 5.4 Puget Sound Hills 2 tracts · pop 7,301 3.9 Wyngates 2 tracts · pop 10,424

Sibling neighborhoods

Other neighborhoods inside Federal Way

Same parent city, ranked by score similarity to Greencrest Village.

5.4 Puget Sound Hills 2 tracts · pop 7,301 5.7 Colonial Forest 2 tracts · pop 10,343 5.3 Northeast Tacoma 2 tracts · pop 12,604 5.8 Laurelwood 2 tracts · pop 10,831 5.1 Mirror Lake Highland 1 tracts · pop 5,972 5 Adelaide 1 tracts · pop 3,824

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