Neighborhood · Federal Way, WA

Mirror Lake Highland Eviction Risk: Moderate

1 census tracts · pop 5,972 · pop-weighted Eviction Risk Score 5.1/10 · range 5.1–5.1

Mirror Lake Highland is a white-hispanic neighborhood in Federal Way with 1 census tract and a population of 5,972 residents. The neighborhood's pop-weighted eviction-risk score of 5.1/10 (Moderate tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 58% of renters here pay at least 30% of household income on rent, and 20% are severely cost-burdened (≥50% of income). Average gross rent of $1,938/month sits 8% higher than the Federal Way citywide average ($1,797).

Risk score

5.1

Moderate

1 tracts · population-weighted

Mirror Lake Highland vs Federal Way How this neighborhood stacks against the citywide average

% of income on rent

58.1% +70%

Federal Way: 34.2%

Average gross rent

$1,938 +8%

Federal Way: $1,797

Average HH income

$91,205 +11%

Federal Way: $82,144

Poverty rate

6.8% -46%

Federal Way: 12.7%

Renter share

28.3% -37%

Federal Way: 44.7%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Mirror Lake Highland and the region

Click any tract to drill in · 1 tracts span score 5.1–5.1

Why Mirror Lake Highland scores 5.1

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

58% 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

28% 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

6.8% below poverty line · Range 1.7–1.7 across tracts

1.7

Supply constraint

Rent-to-FMR gap & zoning friction · Range 2.3–2.3 across tracts

2.3

Risk score comparison

Mirror Lake Highland vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Mirror Lake Highland

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
53033030201	5.1	5,972	58%	$1,938

Social Vulnerability Index

CDC SVI percentile: 63

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

Socioeconomic status 61%ile

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

Household characteristics 23%ile

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

Racial/ethnic minority 71%ile

Hispanic + non-white share of population

Housing & transport 77%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Mirror Lake Highland

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

Historic baseline (2000–2018)

340Total filings (sum)
4.65%Avg annual filing rate
8.2%Peak year (2009)
2.59%Latest filed (2013)

Frequently asked

About Mirror Lake Highland

What is the eviction-risk score for Mirror Lake Highland?

Mirror Lake Highland scores 5.1/10 (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 Mirror Lake Highland compare to Federal Way overall?

Mirror Lake Highland scores 2.0 points lower than Federal Way overall (7.1/10). Renters spend 58% of income on rent vs 34% citywide. Average rent: $1,938 vs $1,797.

What is the average rent in Mirror Lake Highland?

Average gross rent in Mirror Lake Highland is $1,938/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 58% of renter households are cost-burdened.

What percentage of Mirror Lake Highland residents are renters?

28% of Mirror Lake Highland households are renter-occupied (vs 45% in Federal Way). The neighborhood has 5,972 residents.

Is Mirror Lake Highland a high social-vulnerability area?

Mirror Lake Highland sits in the 63rd percentile nationally on the CDC Social Vulnerability Index (moderately vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

How safe is Mirror Lake Highland for landlords?

Mirror Lake Highland carries a moderate-tier eviction-risk profile for landlords (5.1/10). 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 Mirror Lake Highland?

Mirror Lake Highland has 6,025 residents (White-Hispanic Neighborhood). Top groups: White (non-Hispanic) (39.4%), Hispanic / Latino (28.9%), Black (non-Hispanic) (13.1%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Mirror Lake Highland

5 Twin Lakes 4 tracts · pop 21,706 5.8 Colonial Forest 2 tracts · pop 10,343 5.4 Puget Sound Hills 2 tracts · pop 7,301 5.3 Northeast Tacoma 2 tracts · pop 12,604 5.9 Laurelwood 2 tracts · pop 10,831 3.7 West Hill 2 tracts · pop 10,532

Sibling neighborhoods

Other neighborhoods inside Federal Way

Same parent city, ranked by score similarity to Mirror Lake Highland.

5 Adelaide 1 tracts · pop 3,824 5 Twin Lakes 4 tracts · pop 21,706 5.3 Northeast Tacoma 2 tracts · pop 12,604 5.4 Puget Sound Hills 2 tracts · pop 7,301 5.5 Greencrest Village 1 tracts · pop 2,553 5.7 Colonial Forest 2 tracts · pop 10,343

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