3 census tracts · pop 12,785 · pop-weighted Eviction Risk Score 6.5/10
· range 5.8–7.3
Irby Ranch takes in 3 census tracts of Pleasanton, CA and houses 12,785 people. Scored across those inputs it reaches 6.5/10, placing it in the Elevated tier. 62% of renters here are cost-burdened at the 30% threshold, dramatically above the Pleasanton rate of 29.0%.
The severe-burden share is 25%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay. Scores across the 3 constituent tracts range from 5.8 to 7.3. A 1.5-point internal spread means block-level underwriting beats area-level here.
The main counterweight is economic stress, at 2.5/10. Sitting well above the midpoint is tenant-organizing strength at 7/10.
4.6% of adults carry no health insurance against 11.3% nationally, a common route into sudden unpayable debt. Food insecurity affects 9.3% of adults, 8.5 points below the national rate.
At $2,855 a month, rents sit 7% under what the rest of Pleasanton commands. The closest comparables inside the same city are Shadow Cliffs and Del Prado. Against average income of $175,740, annual rent is only 19%, a wide affordability cushion.
33% of occupied units are renter-occupied.
For a specific building, read the per-tract breakdown below rather than the 6.5 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.
Risk score
6.5
Elevated
3 tracts · population-weighted
Irby Ranch vs PleasantonHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority68%ile
Hispanic + non-white share of population
Housing & transport55%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
Q1
What is the eviction-risk score for Irby Ranch?
Irby Ranch scores 6.5/10 (Elevated 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.
Q2
How does Irby Ranch compare to Pleasanton overall?
Irby Ranch scores 0.5 points lower than Pleasanton overall (7/10). Renters spend 62% of income on rent vs 29% citywide. Average rent: $2,855 vs $3,060.
Q3
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.
Q4
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.
Q5
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.
Q6
Which tracts in Irby Ranch have the highest eviction risk?
The highest-risk constituent tract in Irby Ranch is census tract 06001450741 (score 7.3/10). Across the 3 tracts in this neighborhood the score ranges from 5.8 to 7.3, a spread of 1.5 points.
Q7
How safe is Irby Ranch for landlords?
Irby Ranch carries a elevated-tier eviction-risk profile for landlords (6.5/10). 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 (7/10), this neighborhood is lower-risk.
Q8
What is the demographic breakdown of Irby Ranch?
Irby Ranch has 12,596 residents. Top groups: White (non-Hispanic) (45.4%), Asian (non-Hispanic) (30.5%), Hispanic / Latino (18.6%). Source: ACS 5-year 2023, table B03002.
