West Covina Eviction Risk: High

The clearest offset is supply constraint at 1/10. Against Los Angeles County at 53.8%, 66% of renters here are cost-burdened. At $1,525 a month, rents run 32% under what the rest of West Covina commands.

Set annual rent against average income of $54,471 and the ratio lands at 34%, above the conventional 30% ceiling. 71% of occupied units are rented, so comparables are plentiful and vacancy risk is low, but a mispriced renewal loses the tenant to a building nearby.

Running hot, tenant-organizing strength reads 8/10. Food insecurity runs 28.4% against 17.8% nationally. On the high side, rent-regulation exposure reads 7.6/10.

SNAP participation runs 24.9% against 15.2% nationally. The poverty rate is 19%, which in this model reads as reduced rent-recovery odds after a judgment.

Against the Los Angeles County average of 8.4, this tract reads riskier for landlords by 0.7 points. On the national scale it lands near the 95th percentile of the 84,120 tracts scored. CDC social-vulnerability scoring puts the tract at 9.9/10.

These are ACS 5-year estimates; the score moves when the ACS, court-record, or statute inputs behind it move.