2 census tracts · pop 18,353 · pop-weighted Eviction Risk Score 5.8/10
· range 5.2–6.8
Lower Heatherview takes in 2 census tracts of Lake Forest, CA, population 18,353. Scored across those inputs it reaches 5.8/10, placing it in the Moderate tier. 57% of renters here are cost-burdened at the 30% threshold, dramatically above the Lake Forest rate of 34.1%.
25% are severely burdened, paying half their income or more in rent. That cohort has no absorption capacity for an unexpected bill, and it is where non-payment filings originate. The main counterweight is economic stress, at 1.5/10. Scores across the 2 constituent tracts range from 5.2 to 6.8. A 1.6-point internal spread means block-level underwriting beats area-level here.
On the high side is rent-regulation exposure at 7.9/10. That places it #3 of 9 neighborhoods in Lake Forest.
Poverty sits at 5%, low enough that arrears here usually reflect a specific shock rather than a structural income gap. Average gross rent runs $2,787, close to the Lake Forest average. Annual rent works out to 25% of average household income of $134,964.
39% of occupied units are renter-occupied.
For a specific building, read the per-tract breakdown below rather than the 5.8 headline, because the internal range is too wide to average safely. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.
Risk score
5.8
Moderate
2 tracts · population-weighted
Lower Heatherview vs Lake ForestHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority71%ile
Hispanic + non-white share of population
Housing & transport41%ile
Multi-unit structures, mobile homes, crowding, no vehicle
CDC PLACES 2023 · pop-weighted
Eviction-adjacent indicators in Lower Heatherview
Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.
10.2%Housing insecurity
5.3%Utility shutoff threat
11.4%Food insecurity
9.1%SNAP enrollment
5.7%No health insurance
22.2%Any disability
Frequently asked
About Lower Heatherview
Q1
What is the eviction-risk score for Lower Heatherview?
Lower Heatherview scores 5.8/10 (Moderate tier) across 2 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.
Q2
How does Lower Heatherview compare to Lake Forest overall?
Lower Heatherview scores 0.8 points lower than Lake Forest overall (6.6/10). Renters spend 57% of income on rent vs 34% citywide. Average rent: $2,787 vs $2,672.
Q3
What is the average rent in Lower Heatherview?
Average gross rent in Lower Heatherview is $2,787/month (pop-weighted across 2 census tracts, ACS 5-year 2023). 57% of renter households are cost-burdened.
Q4
What percentage of Lower Heatherview residents are renters?
39% of Lower Heatherview households are renter-occupied (vs 30% in Lake Forest). The neighborhood has 18,353 residents.
Q5
Is Lower Heatherview a high social-vulnerability area?
Lower Heatherview sits in the 38th 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.
Q6
Which tracts in Lower Heatherview have the highest eviction risk?
The highest-risk constituent tract in Lower Heatherview is census tract 06059052425 (score 6.8/10). Across the 2 tracts in this neighborhood the score ranges from 5.2 to 6.8, a spread of 1.6 points.
Q7
How safe is Lower Heatherview for landlords?
Lower Heatherview carries a moderate-tier eviction-risk profile for landlords (5.8/10). Pop-weighted across 2 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 (6.6/10), this neighborhood is lower-risk.
Q8
What is the demographic breakdown of Lower Heatherview?
Lower Heatherview has 18,678 residents. Top groups: White (non-Hispanic) (43.9%), Asian (non-Hispanic) (26.8%), Hispanic / Latino (20%). Source: ACS 5-year 2023, table B03002.
