Rancho Bella Vista Eviction Risk: Moderate

Severe burden reaches 25%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears. Cost burden runs 34% against 25.6% citywide, putting Rancho Bella Vista 8.5% over its own city.

The voucher gap is 19.8%: households holding assistance that local rents will not absorb, which shows up as churn rather than arrears. Sitting well above the midpoint is rent-regulation exposure at 7.6/10.

On the high side is supply constraint at 7/10. Average gross rent is $2,762, 11% below the French Valley average of $3,119.

Among the 5 mapped neighborhoods of French Valley, it ranks #2 by risk, the middle third. Only 20% of units are renter-occupied. Rental comparables are thin here; price renewals off the nearest genuine rental sub-market rather than off surrounding sale prices.

The closest comparables inside the same city are Dutch Village and Willow. Poverty sits at 3%, low enough that arrears here usually reflect a specific shock rather than a structural income gap. Annual rent works out to 23% of average household income of $145,958.

Because the boundary contains one tract, 4.9/10 is simultaneously the area figure and the address-level figure. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.