Neighborhood · San Leandro, CA

Mulford Eviction Risk: Moderate

4 census tracts · pop 20,456 · pop-weighted Eviction Risk Score 4.7/10 · range 4–5.2

Mulford is a hispanic-asian neighborhood in San Leandro with 4 census tracts and a population of 20,456 residents. The neighborhood's pop-weighted eviction-risk score of 4.7/10 (Moderate tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 47% of renters here pay at least 30% of household income on rent, and 29% are severely cost-burdened (≥50% of income). Average gross rent of $2,121/month sits 3% lower than the San Leandro citywide average ($2,186).

Risk score

4.7

Moderate

4 tracts · population-weighted

Mulford vs San Leandro How this neighborhood stacks against the citywide average

% of income on rent

47.1% +45%

San Leandro: 32.5%

Average gross rent

$2,121 -3%

San Leandro: $2,186

Average HH income

$105,524 +8%

San Leandro: $98,063

Poverty rate

8.5% -2%

San Leandro: 8.6%

Renter share

53.5% +28%

San Leandro: 41.9%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Mulford and the region

Click any tract to drill in · 4 tracts span score 4–5.2

Why Mulford scores 4.7

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

47% of income on rent · Range 7.2–7.2 across tracts

7.2

Eviction process difficulty

State notice requirements & court backlog · Range 6.8–6.8 across tracts

6.8

Tenant organizing strength

54% renter households · Range 8.3–8.3 across tracts

8.3

Housing court bias

County bench composition · Range 6.0–6.0 across tracts

6.0

Economic stress

8.5% below poverty line · Range 1.0–3.5 across tracts

2.1

Supply constraint

Rent-to-FMR gap & zoning friction · Range 2.1–3.4 across tracts

2.9

Risk score comparison

Mulford vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Mulford?

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

Score distribution

0246810

Spread of 1.2 points from 4 to 5.2. Moderate variation across constituent tracts.

Tracts as heat grid

5.2 5.0 4.6 4.0

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

Census tracts

4 tracts in Mulford

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
06001432601	5.2	4,092	58%	$2,211
06001432502	5	5,126	51%	$2,099
06001432400	4.6	6,346	51%	$2,247
06001432501	4	4,892	29%	$1,906

Social Vulnerability Index

CDC SVI percentile: 76

Pop-weighted across 4 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 59%ile

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

Household characteristics 66%ile

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

Racial/ethnic minority 87%ile

Hispanic + non-white share of population

Housing & transport 78%ile

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

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Mulford

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

15.6%Housing insecurity
7.7%Utility shutoff threat
19.6%Food insecurity
16.3%SNAP enrollment
10.2%No health insurance
30.3%Any disability

Frequently asked

About Mulford

What is the eviction-risk score for Mulford?

Mulford scores 4.7/10 (Moderate tier) across 4 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 Mulford compare to San Leandro overall?

Mulford scores 3.5 points lower than San Leandro overall (8.2/10). Renters spend 47% of income on rent vs 33% citywide. Average rent: $2,121 vs $2,186.

What is the average rent in Mulford?

Average gross rent in Mulford is $2,121/month (pop-weighted across 4 census tracts, ACS 5-year 2023). 47% of renter households are cost-burdened.

What percentage of Mulford residents are renters?

54% of Mulford households are renter-occupied (vs 42% in San Leandro). The neighborhood has 20,456 residents.

Is Mulford a high social-vulnerability area?

Mulford sits in the 76th percentile nationally on the CDC Social Vulnerability Index (highly vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

Which tracts in Mulford have the highest eviction risk?

The highest-risk constituent tract in Mulford is census tract 06001432601 (score 5.2/10). Across the 4 tracts in this neighborhood the score ranges from 4 to 5.2, a spread of 1.2 points.

How safe is Mulford for landlords?

Mulford carries a moderate-tier eviction-risk profile for landlords (4.7/10). Pop-weighted across 4 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 (8.2/10), this neighborhood is lower-risk.

What is the demographic breakdown of Mulford?

Mulford has 20,562 residents (Hispanic-Asian Neighborhood). Top groups: Hispanic / Latino (36.6%), Asian (non-Hispanic) (32.1%), White (non-Hispanic) (14.7%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Mulford

6.4 Brookfield Village 4 tracts · pop 16,764 4.1 Mulford Gardens 2 tracts · pop 13,407 7.5 Elmhurst 10 tracts · pop 43,515 8.7 Lockwood Gardens 2 tracts · pop 11,924 7.4 Eastmont 3 tracts · pop 15,387 8.3 Melrose 3 tracts · pop 10,689

Sibling neighborhoods

Other neighborhoods inside San Leandro

Same parent city, ranked by score similarity to Mulford.

4.1 Mulford Gardens 2 tracts · pop 13,407

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