Neighborhood · Lake Forest, CA

Grandview Crest Eviction Risk: Moderate

1 census tracts · pop 5,085 · pop-weighted Eviction Risk Score 4.2/10 · range 4.2–4.2

Grandview Crest is a white-asian neighborhood in Lake Forest with 1 census tract and a population of 5,085 residents. The neighborhood's pop-weighted eviction-risk score of 4.2/10 (Moderate tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 57% of renters here pay at least 30% of household income on rent, and 30% are severely cost-burdened (≥50% of income). Average gross rent of $2,489/month sits 7% lower than the Lake Forest citywide average ($2,672).

Risk score

4.2

Moderate

1 tracts · population-weighted

Grandview Crest vs Lake Forest How this neighborhood stacks against the citywide average

% of income on rent

57.1% +67%

Lake Forest: 34.1%

Average gross rent

$2,489 -7%

Lake Forest: $2,672

Average HH income

$108,681 -17%

Lake Forest: $131,378

Poverty rate

11.4% +38%

Lake Forest: 8.3%

Renter share

29.1% -1%

Lake Forest: 29.5%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Grandview Crest and the region

Click any tract to drill in · 1 tracts span score 4.2–4.2

Why Grandview Crest scores 4.2

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 5.5–5.5 across tracts

5.5

Local political climate

Parent city governance · Range 5.9–5.9 across tracts

5.9

Rent control risk

57% of income on rent · Range 7.9–7.9 across tracts

7.9

Eviction process difficulty

State notice requirements & court backlog · Range 6.0–6.0 across tracts

6.0

Tenant organizing strength

29% renter households · Range 6.4–6.4 across tracts

6.4

Housing court bias

County bench composition · Range 6.2–6.2 across tracts

6.2

Economic stress

11.4% below poverty line · Range 2.9–2.9 across tracts

2.9

Supply constraint

Rent-to-FMR gap & zoning friction · Range 3.6–3.6 across tracts

3.6

Risk score comparison

Grandview Crest vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Grandview Crest

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
06059052424	4.2	5,085	57%	$2,489

Social Vulnerability Index

CDC SVI percentile: 61

Pop-weighted across 1 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 55%ile

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

Household characteristics 68%ile

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

Racial/ethnic minority 64%ile

Hispanic + non-white share of population

Housing & transport 51%ile

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

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Grandview Crest

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

11.9%Housing insecurity
6.2%Utility shutoff threat
13.1%Food insecurity
11.2%SNAP enrollment
7.1%No health insurance
26.1%Any disability

Frequently asked

About Grandview Crest

What is the eviction-risk score for Grandview Crest?

Grandview Crest scores 4.2/10 (Moderate tier) across 1 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 Grandview Crest compare to Lake Forest overall?

Grandview Crest scores 3.4 points lower than Lake Forest overall (7.6/10). Renters spend 57% of income on rent vs 34% citywide. Average rent: $2,489 vs $2,672.

What is the average rent in Grandview Crest?

Average gross rent in Grandview Crest is $2,489/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 57% of renter households are cost-burdened.

What percentage of Grandview Crest residents are renters?

29% of Grandview Crest households are renter-occupied (vs 30% in Lake Forest). The neighborhood has 5,085 residents.

Is Grandview Crest a high social-vulnerability area?

Grandview Crest sits in the 61st 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.

How safe is Grandview Crest for landlords?

Grandview Crest carries a moderate-tier eviction-risk profile for landlords (4.2/10). Pop-weighted across 1 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Lake Forest as a whole (7.6/10), this neighborhood is lower-risk.

What is the demographic breakdown of Grandview Crest?

Grandview Crest has 5,079 residents (White-Asian Neighborhood). Top groups: White (non-Hispanic) (58.5%), Asian (non-Hispanic) (20.3%), Hispanic / Latino (17.3%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Grandview Crest

3 Sycamore Creek 2 tracts · pop 7,525 3.6 Lower Heatherview 2 tracts · pop 18,353 3.3 Woodside 3 tracts · pop 16,823 2.5 Mallorca 3 tracts · pop 8,651 3.5 Lake Park West 3 tracts · pop 15,542 2.7 Canyon Crest 3 tracts · pop 14,254

Sibling neighborhoods

Other neighborhoods inside Lake Forest

Same parent city, ranked by score similarity to Grandview Crest.

3.5 Lake Park West 3 tracts · pop 15,542 5 Upper Greenridge 1 tracts · pop 5,568 3.4 Park Place Ranchwood 1 tracts · pop 4,272 3.4 Lower Heatherview 2 tracts · pop 18,353 3.3 Indian Hills 1 tracts · pop 4,345 3.1 Foothill Ranch 1 tracts · pop 5,478

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