2 census tracts · pop 12,443 · pop-weighted Eviction Risk Score 6.9/10
· range 6.7–7.1
Mountain Cove spans 2 census tracts of Azusa, CA, population 12,443. The Eviction Risk Score is 6.9/10, in the Elevated tier. Cost burden runs 48% against 31.7% citywide, putting Mountain Cove 16.0% over its own city.
Severe burden reaches 29%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears. The strongest single driver of the headline number is tenant-organizing strength at 8.7/10.
Well under the midpoint is economic stress, at 2.1/10. On the softer side is supply constraint, at 2.5/10.
Only 25% 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. Its 2 tracts score within 0.4 points of one another, so the area figure travels well to individual addresses. Average gross rent runs $1,981, close to the Azusa average.
Annual rent works out to 24% of average household income of $98,044.
With little internal variation, 6.9/10 is a fair proxy for any address inside the boundary. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.
Risk score
6.9
Elevated
2 tracts · population-weighted
Mountain Cove vs AzusaHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority82%ile
Hispanic + non-white share of population
Housing & transport86%ile
Multi-unit structures, mobile homes, crowding, no vehicle
CDC PLACES 2023 · pop-weighted
Eviction-adjacent indicators in Mountain Cove
Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.
12.3%Housing insecurity
5.1%Utility shutoff threat
14.1%Food insecurity
10.7%SNAP enrollment
7.5%No health insurance
25.3%Any disability
Frequently asked
About Mountain Cove
Q1
What is the eviction-risk score for Mountain Cove?
Mountain Cove 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 Mountain Cove compare to Azusa overall?
Mountain Cove scores 0.8 points lower than Azusa overall (7.7/10). Renters spend 48% of income on rent vs 32% citywide. Average rent: $1,981 vs $1,887.
Q3
What is the average rent in Mountain Cove?
Average gross rent in Mountain Cove is $1,981/month (pop-weighted across 2 census tracts, ACS 5-year 2023). 48% of renter households are cost-burdened.
Q4
What percentage of Mountain Cove residents are renters?
25% of Mountain Cove households are renter-occupied (vs 45% in Azusa). The neighborhood has 12,443 residents.
Q5
Is Mountain Cove a high social-vulnerability area?
Mountain Cove sits in the 60th 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 Mountain Cove have the highest eviction risk?
The highest-risk constituent tract in Mountain Cove is census tract 06037400605 (score 7.1/10). Across the 2 tracts in this neighborhood the score ranges from 6.7 to 7.1, a spread of 0.4 points.
Q7
How safe is Mountain Cove for landlords?
Mountain Cove 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 Azusa as a whole (7.7/10), this neighborhood is lower-risk.
Q8
What is the demographic breakdown of Mountain Cove?
Mountain Cove has 12,125 residents. Top groups: Hispanic / Latino (39.2%), Asian (non-Hispanic) (28.6%), White (non-Hispanic) (25%). Source: ACS 5-year 2023, table B03002.
