2 census tracts · pop 13,407 · pop-weighted Eviction Risk Score 6.9/10
· range 6.5–7.3
Mulford Gardens takes in 2 census tracts of San Leandro, CA and houses 13,407 people. Scored across those inputs it reaches 6.9/10, placing it in the Elevated tier. Pulling the other way is economic stress, at 1/10.
At $2,880 a month, rents sit 32% over what the rest of San Leandro commands. Cost burden runs about a quarter against 32.5% citywide, putting Mulford Gardens 8.6% under its own city. On the high side is tenant-organizing strength at 8.3/10.
Severe burden reaches 11%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears. Running hot is rent-regulation exposure at 7.2/10. Only 22% 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.
Poverty sits at 4%, low enough that arrears here usually reflect a specific shock rather than a structural income gap. Its 2 tracts score within 0.8 points of one another, so the area figure travels well to individual addresses. Annual rent works out to 30% of average household income of $113,986.
With little internal variation, 6.9/10 is a fair proxy for any address inside the boundary. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
6.9
Elevated
2 tracts · population-weighted
Mulford Gardens vs San LeandroHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority87%ile
Hispanic + non-white share of population
Housing & transport73%ile
Multi-unit structures, mobile homes, crowding, no vehicle
CDC PLACES 2023 · pop-weighted
Eviction-adjacent indicators in Mulford Gardens
Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.
11.0%Housing insecurity
5.0%Utility shutoff threat
14.8%Food insecurity
10.7%SNAP enrollment
7.3%No health insurance
28.0%Any disability
Frequently asked
About Mulford Gardens
Q1
What is the eviction-risk score for Mulford Gardens?
Mulford Gardens scores 6.9/10 (Elevated tier) across 2 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 Mulford Gardens compare to San Leandro overall?
Mulford Gardens scores 0.7 points lower than San Leandro overall (7.6/10). Renters spend 24% of income on rent vs 33% citywide. Average rent: $2,880 vs $2,186.
Q3
What is the average rent in Mulford Gardens?
Average gross rent in Mulford Gardens is $2,880/month (pop-weighted across 2 census tracts, ACS 5-year 2023). 24% of renter households are cost-burdened.
Q4
What percentage of Mulford Gardens residents are renters?
22% of Mulford Gardens households are renter-occupied (vs 42% in San Leandro). The neighborhood has 13,407 residents.
Q5
Is Mulford Gardens a high social-vulnerability area?
Mulford Gardens sits in the 55th percentile nationally on the CDC Social Vulnerability Index (moderately 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 Mulford Gardens have the highest eviction risk?
The highest-risk constituent tract in Mulford Gardens is census tract 06001433300 (score 7.3/10). Across the 2 tracts in this neighborhood the score ranges from 6.5 to 7.3, a spread of 0.8 points.
Q7
How safe is Mulford Gardens for landlords?
Mulford Gardens carries a elevated-tier eviction-risk profile for landlords (6.9/10). Pop-weighted across 2 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to San Leandro as a whole (7.6/10), this neighborhood is lower-risk.
Q8
What is the demographic breakdown of Mulford Gardens?
Mulford Gardens has 13,089 residents. Top groups: Asian (non-Hispanic) (58.5%), Hispanic / Latino (16.9%), White (non-Hispanic) (14%). Source: ACS 5-year 2023, table B03002.
