Lake Biltmore Village Eviction Risk: Moderate

The clearest offset is rent-regulation exposure, at 1/10. Set annual rent against average household income of $49,499 and the ratio lands at 35%, above the conventional 30% ceiling.

Severe burden reaches 21%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears. Well under the midpoint is supply constraint, at 2.4/10.

The 6 tracts inside this boundary do not behave alike. Individual scores run 3.9 to 5, a 1.1-point gap wide enough that the area average misleads on any specific address. The poverty rate is 20%. Judgments in high-poverty tracts are collectible far less often than the filing statistics suggest. Filings are well documented here: 8,246 across 6 observed tracts.

The worst year on record was 2004, when filings touched 77.8% of renter households. On the softer side is eviction-process difficulty, at 3/10. Average gross rent is $1,436, 9% below the Phoenix average of $1,582.

The most recent observed rate, 25.5% in 2005, is well off that peak. Among the 113 mapped neighborhoods of Phoenix, it ranks #19 by risk, the upper third.

For a specific building, read the per-tract breakdown below rather than the 4.8 headline, because the internal range is too wide to average safely. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.