5 census tracts · pop 21,562 · pop-weighted Eviction Risk Score 5.2/10
· range 4.7–6.2
Emerald Hills spans 5 census tracts of Edmonds, WA, population 21,562. Scored across those inputs it reaches 5.2/10, placing it in the Moderate tier. Cost burden runs 41% against 28.8% citywide, putting Emerald Hills 11.7% over its own city.
The main counterweight is economic stress, at 1/10. On the softer side is supply constraint, at 1.7/10. 19% are severely burdened, paying half their income or more in rent. That cohort has no absorption capacity for an unexpected bill, and it is where non-payment filings originate.
The 5 tracts inside this boundary do not behave alike. Individual scores run 4.7 to 6.2, a 1.5-point gap wide enough that the area average misleads on any specific address. Filings are well documented here: 56 across 2 observed tracts.
The worst year on record was 2016, when filings touched 1.9% of renter households. The most recent observed rate, 0.8% in 2017, is well off that peak.
At $1,781 a month, rents sit 6% under what the rest of Edmonds commands. That places it #4 of 4 neighborhoods in Edmonds. Only 24% of units are renter-occupied. Rental comparables are thin here; price renewals off the nearest genuine rental sub-market rather than off surrounding sale prices.
The closest comparables inside the same city are Perrinville and Firdale. Rent takes 17% of average household income, comfortably inside the 30% line and unusually low for a rental sub-market.
Poverty sits at 3%, low enough that arrears here usually reflect a specific shock rather than a structural income gap.
Underwrite the address, not the area: with 1.5 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
5.2
Moderate
5 tracts · population-weighted
Emerald Hills vs EdmondsHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority29%ile
Hispanic + non-white share of population
Housing & transport33%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Eviction filings · Princeton Eviction Lab
Court-record eviction history in Emerald Hills
Aggregated across 2 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.
Historic baseline (2000–2018)
56Total filings (sum)
1.04%Avg annual filing rate
1.9%Peak year (2016)
0.79%Latest filed (2017)
Frequently asked
About Emerald Hills
Q1
What is the eviction-risk score for Emerald Hills?
Emerald Hills scores 5.2/10 (Moderate tier) across 5 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 Emerald Hills compare to Edmonds overall?
Emerald Hills scores 0.7 points lower than Edmonds overall (5.9/10). Renters spend 41% of income on rent vs 29% citywide. Average rent: $1,781 vs $1,903.
Q3
What is the average rent in Emerald Hills?
Average gross rent in Emerald Hills is $1,781/month (pop-weighted across 5 census tracts, ACS 5-year 2023). 41% of renter households are cost-burdened.
Q4
What percentage of Emerald Hills residents are renters?
24% of Emerald Hills households are renter-occupied (vs 29% in Edmonds). The neighborhood has 21,562 residents.
Q5
Is Emerald Hills a high social-vulnerability area?
Emerald Hills 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.
Q6
Which tracts in Emerald Hills have the highest eviction risk?
The highest-risk constituent tract in Emerald Hills is census tract 53061050501 (score 6.2/10). Across the 5 tracts in this neighborhood the score ranges from 4.7 to 6.2, a spread of 1.5 points.
Q7
How safe is Emerald Hills for landlords?
Emerald Hills carries a moderate-tier eviction-risk profile for landlords (5.2/10). Pop-weighted across 5 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Edmonds as a whole (5.9/10), this neighborhood is lower-risk.
Q8
What is the demographic breakdown of Emerald Hills?
Emerald Hills has 21,803 residents. Top groups: White (non-Hispanic) (80.9%), Asian (non-Hispanic) (8.5%), Other / Multiracial (6.2%). Source: ACS 5-year 2023, table B03002.
