Neighborhood · Lake Forest, CA

Lower Heatherview Eviction Risk: Lower

2 census tracts · pop 18,353 · pop-weighted Eviction Risk Score 3.4/10 · range 3–4.2

Lower Heatherview is a white-asian neighborhood in Lake Forest with 2 census tracts and a population of 18,353 residents. The neighborhood's pop-weighted eviction-risk score of 3.4/10 (Lower 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 25% are severely cost-burdened (≥50% of income). Average gross rent of $2,787/month sits 4% higher than the Lake Forest citywide average ($2,672).

Risk score

3.4

Lower

2 tracts · population-weighted

Lower Heatherview vs Lake Forest How this neighborhood stacks against the citywide average

% of income on rent

56.8% +67%

Lake Forest: 34.1%

Average gross rent

$2,787 +4%

Lake Forest: $2,672

Average HH income

$134,964 +3%

Lake Forest: $131,378

Poverty rate

5.3% -36%

Lake Forest: 8.3%

Renter share

39.4% +33%

Lake Forest: 29.5%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Lower Heatherview and the region

Click any tract to drill in · 2 tracts span score 3–4.2

Why Lower Heatherview scores 3.4

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

39% 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

5.3% below poverty line · Range 1.0–2.3 across tracts

1.5

Supply constraint

Rent-to-FMR gap & zoning friction · Range 4.3–4.8 across tracts

4.6

Risk score comparison

Lower Heatherview vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

2 tracts in Lower Heatherview

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
06059052425	4.2	6,722	69%	$2,690
06059052422	3	11,631	50%	$2,843

Social Vulnerability Index

CDC SVI percentile: 38

Pop-weighted across 2 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 39%ile

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

Household characteristics 29%ile

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

Racial/ethnic minority 71%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 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

What is the eviction-risk score for Lower Heatherview?

Lower Heatherview scores 3.4/10 (Lower 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.

How does Lower Heatherview compare to Lake Forest overall?

Lower Heatherview scores 4.2 points lower than Lake Forest overall (7.6/10). Renters spend 57% of income on rent vs 34% citywide. Average rent: $2,787 vs $2,672.

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.

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.

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.

Which tracts in Lower Heatherview have the highest eviction risk?

The highest-risk constituent tract in Lower Heatherview is census tract 06059052425 (score 4.2/10). Across the 2 tracts in this neighborhood the score ranges from 3 to 4.2, a spread of 1.2 points.

How safe is Lower Heatherview for landlords?

Lower Heatherview carries a lower-tier eviction-risk profile for landlords (3.4/10). 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 (7.6/10), this neighborhood is lower-risk.

What is the demographic breakdown of Lower Heatherview?

Lower Heatherview has 18,678 residents (White-Asian Neighborhood). Top groups: White (non-Hispanic) (43.9%), Asian (non-Hispanic) (26.8%), Hispanic / Latino (20%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Lower Heatherview

3 Sycamore Creek 2 tracts · pop 7,525 3.5 Lake Park West 3 tracts · pop 15,542 2.5 Mallorca 3 tracts · pop 8,651 3.3 Woodside 3 tracts · pop 16,823 2.7 Canyon Crest 3 tracts · pop 14,254 2.9 Portola Hills 2 tracts · pop 17,103

Sibling neighborhoods

Other neighborhoods inside Lake Forest

Same parent city, ranked by score similarity to Lower Heatherview.

3.4 Park Place Ranchwood 1 tracts · pop 4,272 3.5 Lake Park West 3 tracts · pop 15,542 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 2.8 Portola Hills 2 tracts · pop 17,103

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