4 census tracts · pop 21,706 · pop-weighted Eviction Risk Score 6.9/10
· range 5.9–8
Twin Lakes is a 4-tract neighborhood of Federal Way, WA and houses 21,706 people. That produces an Eviction Risk Score of 6.9/10, Elevated tier. What pushes the score up most is tenant-organizing strength at 8.6/10.
The 4 tracts inside this boundary do not behave alike. Individual scores run 5.9 to 8, a 2.1-point gap wide enough that the area average misleads on any specific address. Running cool is supply constraint, at 1.6/10.
The severe-burden share is 16%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay. Running hot is rent-regulation exposure at 7.9/10. Court records carry 1,175 eviction filings across its 4 observed tracts.
Cost burden runs 39% against 34.2% citywide, putting Twin Lakes 4.8% over its own city. The worst year on record was 2012, when filings touched 13.1% of renter households. The most recent observed rate, 3.2% in 2013, is well off that peak.
That places it #11 of 13 neighborhoods in Federal Way. For a like-for-like read, Adelaide and Puget Sound Hills score within a fraction of it.
Against average income of $103,889, annual rent is only 20%, a wide affordability cushion. Average gross rent runs $1,692, close to the Federal Way average.
31% of occupied units are renter-occupied.
Underwrite the address, not the area: with 2.1 points between its best and worst tract, the per-tract table below is the operative number. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
6.9
Elevated
4 tracts · population-weighted
Twin Lakes vs Federal WayHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority69%ile
Hispanic + non-white share of population
Housing & transport56%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Eviction filings · Princeton Eviction Lab
Court-record eviction history in Twin Lakes
Aggregated across 4 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.
Historic baseline (2000–2018)
1,175Total filings (sum)
4.97%Avg annual filing rate
13.1%Peak year (2012)
3.12%Latest filed (2013)
Frequently asked
About Twin Lakes
Q1
What is the eviction-risk score for Twin Lakes?
Twin Lakes scores 6.9/10 (Elevated tier) across 4 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.
Q2
How does Twin Lakes compare to Federal Way overall?
Twin Lakes scores 0.3 points higher than Federal Way overall (6.6/10). Renters spend 39% of income on rent vs 34% citywide. Average rent: $1,692 vs $1,797.
Q3
What is the average rent in Twin Lakes?
Average gross rent in Twin Lakes is $1,692/month (pop-weighted across 4 census tracts, ACS 5-year 2023). 39% of renter households are cost-burdened.
Q4
What percentage of Twin Lakes residents are renters?
31% of Twin Lakes households are renter-occupied (vs 45% in Federal Way). The neighborhood has 21,706 residents.
Q5
Is Twin Lakes a high social-vulnerability area?
Twin Lakes sits in the 54th 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.
Q6
Which tracts in Twin Lakes have the highest eviction risk?
The highest-risk constituent tract in Twin Lakes is census tract 53033030308 (score 8/10). Across the 4 tracts in this neighborhood the score ranges from 5.9 to 8, a spread of 2.1 points.
Q7
How safe is Twin Lakes for landlords?
Twin Lakes carries a elevated-tier eviction-risk profile for landlords (6.9/10). Pop-weighted across 4 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 (6.6/10), this neighborhood is higher-risk.
Q8
What is the demographic breakdown of Twin Lakes?
Twin Lakes has 21,414 residents. Top groups: White (non-Hispanic) (42.8%), Black (non-Hispanic) (16.4%), Hispanic / Latino (15.8%). Source: ACS 5-year 2023, table B03002.
