Within neighborhood
50
th percentile
Moderate
Neighborhood · Ranked #67,219 of 84,120 nationally
Val Vista Lakes Eviction Risk: Lower , Gilbert
Tract 04013422510 · Maricopa, AZ · pop 2,971 · neighborhood within 1.0 mi
04013422510 is a census tract in the Val Vista Lakes area of Gilbert, AZ. It scores 3/10 for landlords. 77% of renter households cross the 30%-of-income line, well clear of the Maricopa County average of 46.0%.
Risk score
3
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 13%
Stable renters 4%
Owners 83%
Tract context
Occupied units939
Renter share16.8%
SVI overall0.24
Poverty rate7.1%
Median income$112,344
Percentile rank
Higher percentile = riskier than more peers.Within parent city
65
th percentile
Elevated
Within county
19
th percentile
Very Low
Within state
40
th percentile
Low
Geographic context
Risk heat across Gilbert and the region
Centroid at 33.3575, -111.7472 · click any tract to drill in
Why Val Vista Lakes scores 3
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Gilbert
2.5
Regional political climate
2024 county presidential margin
5.1
State political climate
Arizona legislature & governorship
2.2
Economic stress
7.1% poverty · this tract
1.8
Supply constraint
$2,558 rent vs county FMR
8.1
Rent control risk
Inherited from Gilbert
1.0
Eviction process difficulty
State law sets the calendar
2.5
Tenant organizing strength
Inherited from Gilbert
1.5
Housing court bias
Inherited from Gilbert
2.0
How Val Vista Lakes compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 24
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 17%Socioeconomic
- 34%Household composition
- 39%Racial/ethnic minority
- 40%Housing & transportation
Eviction filings
Court-record eviction history
Court-validated eviction filings collected from county clerks and consolidated by the Eviction Lab at Princeton University. Filing rate is filings per 100 renter households.1
Historic baseline (2000–2018)
- 27Total filings over 5 yrs
- 11.80%Avg annual filing rate
- 6.1%Peak (2005)
- 9Filings in 2005 (latest validated)
Filings climbed 350% over the past 5 months.
Comparable tracts
Census tracts with similar eviction risk
Within Val Vista Lakes. Closest by Eviction Risk Score.
CDC PLACES 2023 · health & economic stress
Eviction-adjacent indicators
Crude prevalence of conditions linked to housing loss. Source: CDC PLACES (cwsq-ngmh), 2023 model-based small-area estimates.
- 7.7%Housing insecurity
- 4.4%Utility-shutoff threat
- 9.7%Food insecurity
- 6.3%SNAP enrollment
- 5.7%Transit barriers
- 7.7%No health insurance
- 13.9%Frequent mental distress
- 23.6%Any disability
Analysis
What drives eviction risk in Val Vista Lakes
The main counterweight is rent-regulation exposure at 1/10. On the high side, court filing pressure reads 8.9/10. The voucher gap is 31.2%: households holding assistance that local rents will not absorb, which surfaces as churn rather than arrears.
Well under the midpoint, tenant-organizing strength reads 1.5/10. At $2,558 a month, rents run 21% over what the rest of Gilbert commands.
SNAP participation runs 6.3% against 15.2% nationally. Court records carry 27 eviction filings across 5 observed years. Food insecurity runs 9.7% against 17.8% nationally.
Against the Maricopa County average of 3.7, this tract reads safer for landlords by 0.7 points. The worst year on record was 2005, when 6.1% of renter households were served.
In a typical year about 11.8% of renter households face a filing. Nationally it ranks #67,219 of 84,120 for landlord eviction difficulty. At 17% renter-occupied this is predominantly owner territory, and comps have to be drawn from further out.
These are ACS 5-year estimates; the score moves when the ACS, court-record, or statute inputs behind it move.
Frequently asked
About tract 04013422510
Q1
What is the eviction-risk score for census tract 04013422510?
Census tract 04013422510 in the Val Vista Lakes neighborhood scores 3/10 (Lower tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.
Q2
What is the average rent in tract 04013422510?
Median gross rent is $2,558/month (ACS 5-year 2023, table B25064). 77% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 04013422510?
7.1% of residents in tract 04013422510 live below the federal poverty line (ACS B17001, 2023). Population: 2,971.
Q4
How socially vulnerable is tract 04013422510?
CDC Social Vulnerability Index ranks this tract in the 24th percentile nationally. Sub-themes: socioeconomic 17th, household 34th, minority 39th, housing 40th.
Q5
Is tract 04013422510 considered part of Val Vista Lakes?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 04013422510 fall within Val Vista Lakes (neighborhood centroid within 1.0 miles, OSM data).
Q6
How many evictions are filed each year in tract 04013422510?
Princeton Eviction Lab recorded 27 eviction filings across 5 validated years in tract 04013422510 (2000-2018). The average annual filing rate is 11.80% of renter households, peaking at 6.1% in 2005. Source: Eviction Lab tract-validated 2024 release.
Q7
What share of households in tract 04013422510 struggle to pay rent?
About 7.7% of adults in this tract reported housing insecurity (could not pay rent or mortgage in the past 12 months), per the CDC PLACES 2023 model-based small-area estimate. 4.4% also reported utility shutoff threats, a frequent precursor to eviction filings.
Q8
How does tract 04013422510 compare to Gilbert overall?
Tract 04013422510 scores 3/10, right in line with the parent city of Gilbert at 3.2/10. City-scale signals (state law, local rent controls, court bias) are inherited from Gilbert eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Gilbert
Top eight tracts in Gilbert ranked by composite eviction-risk score.
Tract · AZ
Gilbert Ranch
3.5
/ 10 · Low
Tract · AZ
The Bridges at Gilbert
3.5
/ 10 · Low
Tract · AZ
04013422305
3.3
/ 10 · Low
Tract · AZ
McQueen
3.2
/ 10 · Low
Tract · AZ
Stonebridge Lakes Manor
3
/ 10 · Low
Tract · AZ
04013814300
3
/ 10 · Low
Tract · AZ
Arboreta
3
/ 10 · Low
Tract · AZ
The Bridges at Gilbert
3
/ 10 · Low
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