Census Tract · Ranked #23,554 of 84,120 nationally

Pico Rivera Eviction Risk: Moderate

Tract 06037502602 · Los Angeles, CA · pop 4,178

Census tract 06037502602 covers Pico Rivera, home to 4,178 residents. For landlords it grades 5.9/10, a moderate reading. It lands near the 73rd percentile nationally for landlord eviction risk.

About 65% of renters carry a rent burden of 30% of income or higher, a severe level, and 20% are severely burdened at 50% or more. Average rent runs $1,860 a month against an average household income of $77,832 a year, roughly 29% of income at the averages. Renters make up 54% of occupied homes, a renter-majority tract.

Risk score

5.1

Moderate

Confidence 100% · 1–10 scale

Household mix · 100 hh

Burdened renters 35% Stable renters 19% Owners 46%

Tract context

Occupied units1,303

Renter share53.8%

SVI overall0.72

Poverty rate6.7%

Median income$77,832

Percentile rank

Higher percentile = riskier than more peers.

Geographic context

Risk heat across Pico Rivera and the region

Centroid at 33.9650, -118.1032 · click any tract to drill in

Why Pico Rivera scores 5.1

9 axes · 1 = landlord-friendly

Local political climate

Inherited from Pico Rivera

7.5

Regional political climate

2024 county presidential margin

7.2

State political climate

California legislature & governorship

6.8

Economic stress

6.7% poverty · this tract

1.7

Supply constraint

$1,860 rent vs county FMR

2.1

Rent control risk

Inherited from Pico Rivera

8.2

Eviction process difficulty

State law sets the calendar

6.0

Tenant organizing strength

Inherited from Pico Rivera

6.5

Housing court bias

Inherited from Pico Rivera

6.6

How Pico Rivera compares

Risk score vs. parent city, county, state.

CDC Social Vulnerability Index

SVI percentile: 72

CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.

74%Socioeconomic
49%Household composition
93%Racial/ethnic minority
56%Housing & transportation

Historical context · 1930s redlining

HOLC grade: C: Definitely Declining

This tract sits within an area graded by the Home Owners' Loan Corporation in the 1930s. Grade C meant mixed-race / working-class neighborhoods rated as risky. These designations suppressed minority homeownership for generations and remain a documented predictor of present-day eviction filings and rent burden.

0%Grade A
0%Grade B
11%Grade C
0%Grade D · redlined

Source: Mapping Inequality (americanpanorama.org), 1935-1940 HOLC residential security maps, aggregated to 2020 census tracts by area share. CC BY-NC-SA 4.0.

Comparable tracts

Census tracts with similar eviction risk

Closest by Eviction Risk Score.

CDC PLACES 2023 · health & economic stress

Eviction-adjacent indicators

Crude prevalence of conditions linked to housing loss. Source: CDC PLACES (cwsq-ngmh), 2023 model-based small-area estimates.

20.9%Housing insecurity
7.9%Utility-shutoff threat
23.3%Food insecurity
17.4%SNAP enrollment
10.9%Transit barriers
16.9%No health insurance
16.2%Frequent mental distress
32.4%Any disability

Analysis

What drives eviction risk in Pico Rivera

The heaviest input here is rent-control risk at 8.2/10. That part comes from the wider legal climate rather than the tract itself. Statewide and court-level factors such as eviction-process speed and rent-control exposure are inherited from Pico Rivera, while the economic and supply signals are measured at the tract level.

Set against its neighbors, this tract scores below the Los Angeles County average of 6.5 and in line with the California statewide average of 6.1. Within its own county it reads on the safer side for landlords.

In CDC survey modeling, about 20.9% of adults here said they could not pay rent or mortgage at some point in the past year, and 7.9% faced a utility shutoff threat, a common early warning before a filing.

The tract is predominantly Hispanic or Latino and ranks around the 72nd percentile nationally on the CDC Social Vulnerability Index, a measure of how exposed residents are to housing and economic shocks. That is a middle-of-the-pack reading for social vulnerability.

For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.

Frequently asked

About tract 06037502602

What is the eviction-risk score for census tract 06037502602?

Census tract 06037502602 in Pico Rivera scores 5.1/10 (Moderate tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.

What is the average rent in tract 06037502602?

Median gross rent is $1,860/month (ACS 5-year 2023, table B25064). 65% of renter households are cost-burdened.

What is the poverty rate in tract 06037502602?

6.7% of residents in tract 06037502602 live below the federal poverty line (ACS B17001, 2023). Population: 4,178.

How socially vulnerable is tract 06037502602?

CDC Social Vulnerability Index ranks this tract in the 72th percentile nationally. Sub-themes: socioeconomic 74th, household 49th, minority 93th, housing 56th.

What share of households in tract 06037502602 struggle to pay rent?

About 20.9% of adults in this tract reported housing insecurity (could not pay rent or mortgage in the past 12 months), per the CDC PLACES 2023 model-based small-area estimate. 7.9% also reported utility shutoff threats, a frequent precursor to eviction filings.

How does tract 06037502602 compare to Pico Rivera overall?

Tract 06037502602 scores 5.1/10, lower than the parent city of Pico Rivera at 8.2/10. City-scale signals (state law, local rent controls, court bias) are inherited from Pico Rivera; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.

Was tract 06037502602 historically redlined?

Yes. This tract sits inside an area graded by the Home Owners' Loan Corporation in the 1930s, with a dominant grade of C. 0% of the tract's area was rated D ("Hazardous"), the redlined tier. HOLC redlining systematically denied mortgage credit to Black, immigrant, and working-class neighborhoods and remains a documented predictor of present-day eviction filings, rent burden, and homeownership gaps. Source: Mapping Inequality (americanpanorama.org), Robert K. Nelson et al.

Sibling tracts

Highest-risk tracts in Pico Rivera

Top eight tracts in Pico Rivera ranked by composite eviction-risk score.