Del Prado Eviction Risk: Elevated

The main counterweight is economic stress, at 1.3/10. 25% 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.

Internally this is not one market. Tract scores span 5.7 to 6.9, so two buildings inside the same boundary can carry materially different risk. On the high side is tenant-organizing strength at 7/10. 3.8% 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.

Food insecurity affects 8.2% of adults, 9.6 points below the national rate. The voucher gap is 10.7%: households holding assistance that local rents will not absorb, which shows up as churn rather than arrears.

For a like-for-like read, Shadow Cliffs and Irby Ranch score within a fraction of it. Rent takes 18% of average household income, comfortably inside the 30% line and unusually low for a rental sub-market. Poverty sits at 5%, low enough that arrears here usually reflect a specific shock rather than a structural income gap.

Average gross rent runs $2,969, close to the Pleasanton average. 28% of occupied units are renter-occupied.

Underwrite the address, not the area: with 1.2 points between its best and worst tract, the per-tract table below is the operative number. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.