Neighborhood · Lake Forest, CA

Lake Park West Eviction Risk: Lower

3 census tracts · pop 15,542 · pop-weighted Eviction Risk Score 3.5/10 · range 3.2–3.7

Lake Park West is a white-hispanic neighborhood in Lake Forest with 3 census tracts and a population of 15,542 residents. The neighborhood's pop-weighted eviction-risk score of 3.5/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 61% of renters here pay at least 30% of household income on rent, and 23% are severely cost-burdened (≥50% of income). Average gross rent of $2,873/month sits 8% higher than the Lake Forest citywide average ($2,672).

Risk score

3.5

Lower

3 tracts · population-weighted

Lake Park West vs Lake Forest How this neighborhood stacks against the citywide average

% of income on rent

60.9% +79%

Lake Forest: 34.1%

Average gross rent

$2,873 +8%

Lake Forest: $2,672

Average HH income

$134,216 +2%

Lake Forest: $131,378

Poverty rate

6.4% -23%

Lake Forest: 8.3%

Renter share

17.9% -39%

Lake Forest: 29.5%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Lake Park West and the region

Click any tract to drill in · 3 tracts span score 3.2–3.7

Why Lake Park West scores 3.5

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

61% 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

18% 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

6.4% below poverty line · Range 1.2–2.4 across tracts

1.6

Supply constraint

Rent-to-FMR gap & zoning friction · Range 3.7–7.1 across tracts

4.9

Risk score comparison

Lake Park West vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Lake Park West?

Left: distribution of constituent tract scores. Right: every tract as a heat square. Click any square to drill in.

Score distribution

0246810

Spread of 0.5 points from 3.2 to 3.7. Tracts are relatively uniform, so conditions feel similar throughout the neighborhood.

Tracts as heat grid

3.7 3.6 3.2

Each square = one census tract. Color tracks the same green→red ramp as the chloropleth map above.

Census tracts

3 tracts in Lake Park West

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
06059052410	3.7	5,069	74%	$2,526
06059052411	3.6	4,992	65%	$2,536
06059052408	3.2	5,481	45%	$3,501

Social Vulnerability Index

CDC SVI percentile: 35

Pop-weighted across 3 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 34%ile

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

Household characteristics 25%ile

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

Racial/ethnic minority 63%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 Lake Park West

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

9.9%Housing insecurity
4.8%Utility shutoff threat
11.1%Food insecurity
8.6%SNAP enrollment
7.2%No health insurance
26.6%Any disability

Frequently asked

About Lake Park West

What is the eviction-risk score for Lake Park West?

Lake Park West scores 3.5/10 (Lower tier) across 3 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 Lake Park West compare to Lake Forest overall?

Lake Park West scores 4.1 points lower than Lake Forest overall (7.6/10). Renters spend 61% of income on rent vs 34% citywide. Average rent: $2,873 vs $2,672.

What is the average rent in Lake Park West?

Average gross rent in Lake Park West is $2,873/month (pop-weighted across 3 census tracts, ACS 5-year 2023). 61% of renter households are cost-burdened.

What percentage of Lake Park West residents are renters?

18% of Lake Park West households are renter-occupied (vs 30% in Lake Forest). The neighborhood has 15,542 residents.

Is Lake Park West a high social-vulnerability area?

Lake Park West sits in the 35th 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.

Which tracts in Lake Park West have the highest eviction risk?

The highest-risk constituent tract in Lake Park West is census tract 06059052410 (score 3.7/10). Across the 3 tracts in this neighborhood the score ranges from 3.2 to 3.7, a spread of 0.5 points.

How safe is Lake Park West for landlords?

Lake Park West carries a lower-tier eviction-risk profile for landlords (3.5/10). Pop-weighted across 3 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 Lake Park West?

Lake Park West has 15,486 residents (White-Hispanic Neighborhood). Top groups: White (non-Hispanic) (48.6%), Hispanic / Latino (31%), Asian (non-Hispanic) (15%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Lake Park West

4.1 Acacia Knolls 9 tracts · pop 43,745 5.3 North Laguna Hills 2 tracts · pop 7,484 3.3 Woodside 3 tracts · pop 16,823 3.6 Lower Heatherview 2 tracts · pop 18,353 4.3 Laguna Altura 2 tracts · pop 11,833 3 Sycamore Creek 2 tracts · pop 7,525

Sibling neighborhoods

Other neighborhoods inside Lake Forest

Same parent city, ranked by score similarity to Lake Park West.

3.4 Lower Heatherview 2 tracts · pop 18,353 3.4 Park Place Ranchwood 1 tracts · pop 4,272 3.3 Indian Hills 1 tracts · pop 4,345 3.1 Foothill Ranch 1 tracts · pop 5,478 3 Sycamore Creek 2 tracts · pop 7,525 4.2 Grandview Crest 1 tracts · pop 5,085

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