Portola Hills Eviction Risk: Moderate

The main counterweight is economic stress, at 1.1/10. The severe-burden share is 21%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay.

On the high side is rent-regulation exposure at 8.1/10. SNAP participation is 7.0% of households versus 15.2% nationally.

4.6% of adults carry no health insurance against 11.3% nationally, a common route into sudden unpayable debt. Among the 9 mapped neighborhoods of Lake Forest, it ranks #9 by risk, the lower third.

At 21% renter-occupied, this is predominantly owner territory, and rental comps have to be drawn from further out. Rent takes 18% of average household income, comfortably inside the 30% line and unusually low for a rental sub-market.

Poverty sits at 4%, low enough that arrears here usually reflect a specific shock rather than a structural income gap. Its 2 tracts score within 0.1 points of one another, so the area figure travels well to individual addresses. Average gross rent runs $2,750, close to the Lake Forest average.

With little internal variation, 5.3/10 is a fair proxy for any address inside the boundary. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.