Irby Ranch Eviction Risk: Moderate , Pleasanton

The main counterweight is economic stress at 1/10. Severe burden reaches 27%. Those are renters paying half their income or more, and that is where non-payment filings originate.

The voucher gap is 30.5%: households holding assistance that local rents will not absorb, which surfaces as churn rather than arrears. It sits 2.0 points below the Alameda County average of 7.8. Running hot, local political climate reads 8.3/10.

On the high side, regional political climate reads 8.1/10. At $3,501 a month, rents run 14% over what the rest of Pleasanton commands. Housing insecurity runs 6.9% against 14.2% nationally.

Inability to pay a utility bill runs 3.5% against 9.2% nationally. Utility arrears usually lead rent arrears by a month or two. On the national scale it lands near the 76th percentile of the 84,120 tracts scored.

At 21% renter-occupied this is predominantly owner territory, and comps have to be drawn from further out. Social vulnerability reads 2.9/10 on the CDC index, a measure of exposure to housing and economic shocks.

Tract-level figures come from the ACS 5-year release and are rebuilt whenever that, the court-record feed, or the statutory ledger behind the score changes.