Stetson Valley Eviction Risk: Lower

Average gross rent is $2,186, 38% above the Phoenix average of $1,582. The clearest offset is rent-regulation exposure, at 1/10.

Well under the midpoint is economic stress, at 1/10. CDC survey data puts housing insecurity at 6.1% of adults, against 14.2% nationally.

Court records for this tract carry 39 eviction filings. 3.7% of adults report being unable to pay a utility bill, below a 9.2% national figure. Utility arrears usually lead rent arrears by a month or two. The voucher gap is 12.1%: households holding assistance that local rents will not absorb, which shows up as churn rather than arrears.

The worst year on record was 2002, when filings touched 23.3% of renter households. Running cool is eviction-process difficulty, at 3/10.

The most recent observed rate, 13.9% in 2005, is well off that peak. Among the 113 mapped neighborhoods of Phoenix, it ranks #84 by risk, the lower third.

Only 5% 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 Rancho San Carlos and Overland Trail.

Poverty sits at 3%, low enough that arrears here usually reflect a specific shock rather than a structural income gap.

One tract means one number: 3/10 applies directly to any address inside the boundary. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.