Neighborhood · Lake Forest, CA

Indian Hills Eviction Risk: Lower

1 census tracts · pop 4,345 · pop-weighted Eviction Risk Score 3.3/10 · range 3.3–3.3

Indian Hills is a white-hispanic neighborhood in Lake Forest with 1 census tract and a population of 4,345 residents. The neighborhood's pop-weighted eviction-risk score of 3.3/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 73% of renters here pay at least 30% of household income on rent, and 21% are severely cost-burdened (≥50% of income). Average gross rent of $2,349/month sits 12% lower than the Lake Forest citywide average ($2,672).

Risk score

3.3

Lower

1 tracts · population-weighted

Indian Hills vs Lake Forest How this neighborhood stacks against the citywide average

% of income on rent

72.9% +114%

Lake Forest: 34.1%

Average gross rent

$2,349 -12%

Lake Forest: $2,672

Average HH income

$148,750 +13%

Lake Forest: $131,378

Poverty rate

5.4% -35%

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 Indian Hills and the region

Click any tract to drill in · 1 tracts span score 3.3–3.3

Why Indian Hills scores 3.3

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

73% 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

5.4% below poverty line · Range 1.4–1.4 across tracts

1.4

Supply constraint

Rent-to-FMR gap & zoning friction · Range 3.1–3.1 across tracts

3.1

Risk score comparison

Indian Hills vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Indian Hills

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
06059052416	3.3	4,345	73%	$2,349

Social Vulnerability Index

CDC SVI percentile: 39

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

Socioeconomic status 35%ile

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

Household characteristics 37%ile

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

Racial/ethnic minority 66%ile

Hispanic + non-white share of population

Housing & transport 41%ile

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

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Indian Hills

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

10.7%Housing insecurity
5.3%Utility shutoff threat
11.8%Food insecurity
9.4%SNAP enrollment
7.1%No health insurance
25.4%Any disability

Frequently asked

About Indian Hills

What is the eviction-risk score for Indian Hills?

Indian Hills scores 3.3/10 (Lower 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 Indian Hills compare to Lake Forest overall?

Indian Hills scores 4.3 points lower than Lake Forest overall (7.6/10). Renters spend 73% of income on rent vs 34% citywide. Average rent: $2,349 vs $2,672.

What is the average rent in Indian Hills?

Average gross rent in Indian Hills is $2,349/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 73% of renter households are cost-burdened.

What percentage of Indian Hills residents are renters?

29% of Indian Hills households are renter-occupied (vs 30% in Lake Forest). The neighborhood has 4,345 residents.

Is Indian Hills a high social-vulnerability area?

Indian Hills sits in the 39th percentile nationally on the CDC Social Vulnerability Index (less vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

How safe is Indian Hills for landlords?

Indian Hills carries a lower-tier eviction-risk profile for landlords (3.3/10). 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 Indian Hills?

Indian Hills has 4,246 residents (White-Hispanic Neighborhood). Top groups: White (non-Hispanic) (46.7%), Hispanic / Latino (25.3%), Asian (non-Hispanic) (19.1%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Indian Hills

3.3 Woodside 3 tracts · pop 16,823 3.5 Lake Park West 3 tracts · pop 15,542 4.1 Acacia Knolls 9 tracts · pop 43,745 3 Sycamore Creek 2 tracts · pop 7,525 3.6 Lower Heatherview 2 tracts · pop 18,353 2.5 Mallorca 3 tracts · pop 8,651

Sibling neighborhoods

Other neighborhoods inside Lake Forest

Same parent city, ranked by score similarity to Indian Hills.

3.4 Park Place Ranchwood 1 tracts · pop 4,272 3.4 Lower Heatherview 2 tracts · pop 18,353 3.1 Foothill Ranch 1 tracts · pop 5,478 3.5 Lake Park West 3 tracts · pop 15,542 3 Sycamore Creek 2 tracts · pop 7,525 2.8 Portola Hills 2 tracts · pop 17,103

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