Neighborhood · Pleasanton, CA

Irby Ranch Eviction Risk: Lower

3 census tracts · pop 12,785 · pop-weighted Eviction Risk Score 3.3/10 · range 2.8–3.9

Irby Ranch is a white-asian neighborhood in Pleasanton with 3 census tracts and a population of 12,785 residents. The neighborhood's pop-weighted eviction-risk score of 3.3/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 62% of renters here pay at least 30% of household income on rent, and 25% are severely cost-burdened (≥50% of income). Average gross rent of $2,855/month sits 7% lower than the Pleasanton citywide average ($3,060).

Risk score

3.3

Lower

3 tracts · population-weighted

Irby Ranch vs Pleasanton How this neighborhood stacks against the citywide average

% of income on rent

62.1% +114%

Pleasanton: 29.0%

Average gross rent

$2,855 -7%

Pleasanton: $3,060

Average HH income

$175,740 -6%

Pleasanton: $186,206

Poverty rate

8.8% +59%

Pleasanton: 5.5%

Renter share

32.5% -1%

Pleasanton: 33.0%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Irby Ranch and the region

Click any tract to drill in · 3 tracts span score 2.8–3.9

Why Irby Ranch scores 3.3

9 axes · pop-weighted · 1 = landlord-friendly

State political climate

legislature & governorship · Range 6.8–6.8 across tracts

6.8

Regional political climate

County-level mix · 2024 presidential margin · Range 8.1–8.1 across tracts

8.1

Local political climate

Parent city governance · Range 8.3–8.3 across tracts

8.3

Rent control risk

62% of income on rent · Range 6.3–6.3 across tracts

6.3

Eviction process difficulty

State notice requirements & court backlog · Range 6.9–6.9 across tracts

6.9

Tenant organizing strength

33% renter households · Range 7.0–7.0 across tracts

7.0

Housing court bias

County bench composition · Range 4.8–4.8 across tracts

4.8

Economic stress

8.8% below poverty line · Range 1.0–4.4 across tracts

2.5

Supply constraint

Rent-to-FMR gap & zoning friction · Range 3.4–8.1 across tracts

5.7

Risk score comparison

Irby Ranch vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Irby Ranch?

Left: distribution of constituent tract scores. Right: every tract as a heat square. Click any square to drill in.

Score distribution

0246810

Spread of 1.1 points from 2.8 to 3.9. Moderate variation across constituent tracts.

Tracts as heat grid

3.9 2.8 2.8

Each square = one census tract. Color tracks the same green→red ramp as the chloropleth map above.

Census tracts

3 tracts in Irby Ranch

Ranked highest-risk first. Click for per-tract detail.

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
06001450741	3.9	5,742	63%	$2,245
06001450605	2.8	3,814	53%	$3,227
06001450746	2.8	3,229	71%	$3,501

Social Vulnerability Index

CDC SVI percentile: 40

Pop-weighted across 3 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 19%ile

Poverty, unemployment, no-HS-diploma, housing cost burden

Household characteristics 58%ile

Single-parent HH, disability, language barriers, age 17- / 65+

Racial/ethnic minority 68%ile

Hispanic + non-white share of population

Housing & transport 55%ile

Multi-unit structures, mobile homes, crowding, no vehicle

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Irby Ranch

Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.

8.5%Housing insecurity
4.6%Utility shutoff threat
10.1%Food insecurity
8.9%SNAP enrollment
5.0%No health insurance
26.3%Any disability

Frequently asked

About Irby Ranch

What is the eviction-risk score for Irby Ranch?

Irby Ranch scores 3.3/10 (Lower tier) across 3 census tracts. The pop-weighted Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income and poverty signals.

How does Irby Ranch compare to Pleasanton overall?

Irby Ranch scores 4.8 points lower than Pleasanton overall (8.1/10). Renters spend 62% of income on rent vs 29% citywide. Average rent: $2,855 vs $3,060.

What is the average rent in Irby Ranch?

Average gross rent in Irby Ranch is $2,855/month (pop-weighted across 3 census tracts, ACS 5-year 2023). 62% of renter households are cost-burdened.

What percentage of Irby Ranch residents are renters?

33% of Irby Ranch households are renter-occupied (vs 33% in Pleasanton). The neighborhood has 12,785 residents.

Is Irby Ranch a high social-vulnerability area?

Irby Ranch sits in the 40th percentile nationally on the CDC Social Vulnerability Index (less vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

Which tracts in Irby Ranch have the highest eviction risk?

The highest-risk constituent tract in Irby Ranch is census tract 06001450741 (score 3.9/10). Across the 3 tracts in this neighborhood the score ranges from 2.8 to 3.9, a spread of 1.1 points.

How safe is Irby Ranch for landlords?

Irby Ranch carries a lower-tier eviction-risk profile for landlords (3.3/10). Pop-weighted across 3 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Pleasanton as a whole (8.1/10), this neighborhood is lower-risk.

What is the demographic breakdown of Irby Ranch?

Irby Ranch has 12,596 residents (White-Asian Neighborhood). Top groups: White (non-Hispanic) (45.4%), Asian (non-Hispanic) (30.5%), Hispanic / Latino (18.6%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Irby Ranch

3.1 Del Prado 5 tracts · pop 25,758 3.1 Shadow Cliffs 2 tracts · pop 11,790 3.1 Hacienda 2 tracts · pop 14,318 2.5 Sandhurst 3 tracts · pop 11,206 2.8 Autumn Springs 2 tracts · pop 8,815 2.7 The Grove 2 tracts · pop 10,600

Sibling neighborhoods

Other neighborhoods inside Pleasanton

Same parent city, ranked by score similarity to Irby Ranch.

3.1 Del Prado 5 tracts · pop 25,758 3.1 Shadow Cliffs 2 tracts · pop 11,790

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