Longhaven West Eviction Risk: Moderate , Phoenix

Pulling hardest the other way is rent-regulation exposure at 1/10. Running hot, court filing pressure reads 8.9/10.

79% of occupied units are rented, so comparables are plentiful and vacancy risk is low, but a mispriced renewal loses the tenant to a building nearby. The severe-burden share is 21%, and it is the single best predictor in this model of a filing that actually reaches judgment.

Well under the midpoint, supply constraint reads 1.7/10. Cost burden runs 38% here against 46.0% across Maricopa County.

Against the Maricopa County average of 3.7, this tract reads riskier for landlords by 1.2 points. The poverty rate is 20%, which in this model reads as reduced rent-recovery odds after a judgment.

The filing record is not thin: 2,634 evictions over 5 years of observation. At $1,302 a month, rents run 15% under what the rest of Glendale commands.

Inability to pay a utility bill runs 15.2% against 9.2% nationally. Utility arrears usually lead rent arrears by a month or two. The worst year on record was 2005, when 57.5% of renter households were served. In a typical year about 53.1% of renter households face a filing.

Nationally it ranks #34,278 of 84,120 for landlord eviction difficulty.

Tract-level figures come from the ACS 5-year release and are rebuilt whenever that, the court-record feed, or the statutory ledger behind the score changes.