Neighborhood · French Valley, CA

Rancho Bella Vista Eviction Risk: Moderate

1 census tracts · pop 5,419 · pop-weighted Eviction Risk Score 5.7/10 · range 5.7–5.7

Rancho Bella Vista is a white-hispanic neighborhood in French Valley with 1 census tract and a population of 5,419 residents. The neighborhood's pop-weighted eviction-risk score of 5.7/10 (Moderate tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 34% of renters here pay at least 30% of household income on rent, and 25% are severely cost-burdened (≥50% of income). Median gross rent of $2,762/month sits 11% lower than the French Valley citywide median ($3,119).

Risk score

5.7

Moderate

1 tracts · population-weighted

Rancho Bella Vista vs French Valley How this neighborhood stacks against the citywide average

% of income on rent

34.1% +33%

French Valley: 25.6%

Average gross rent

$2,762 -11%

French Valley: $3,119

Average HH income

$145,958 +10%

French Valley: $132,605

Poverty rate

2.5% -48%

French Valley: 4.8%

Renter share

20.3% +61%

French Valley: 12.6%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Rancho Bella Vista and the region

Click any tract to drill in · 1 tracts span score 5.7–5.7

Why Rancho Bella Vista scores 5.7

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 5.4–5.4 across tracts

5.4

Local political climate

Parent city governance · Range 6.5–6.5 across tracts

6.5

Rent control risk

34% of income on rent · Range 7.6–7.6 across tracts

7.6

Eviction process difficulty

State notice requirements & court backlog · Range 6.3–6.3 across tracts

6.3

Tenant organizing strength

20% renter households · Range 3.8–3.8 across tracts

3.8

Housing court bias

County bench composition · Range 5.3–5.3 across tracts

5.3

Economic stress

2.5% below poverty line · Range 1.0–1.0 across tracts

1.0

Supply constraint

Rent-to-FMR gap & zoning friction · Range 7.0–7.0 across tracts

7.0

Risk score comparison

Rancho Bella Vista vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Rancho Bella Vista

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
06065043296	5.7	5,419	34%	$2,762

Social Vulnerability Index

CDC SVI percentile: 12

Pop-weighted across 1 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 16%ile

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

Household characteristics 10%ile

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

Racial/ethnic minority 74%ile

Hispanic + non-white share of population

Housing & transport 15%ile

Multi-unit structures, mobile homes, crowding, no vehicle

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Rancho Bella Vista

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

12.6%Housing insecurity
5.9%Utility shutoff threat
13.1%Food insecurity
9.7%SNAP enrollment
7.1%No health insurance
26.9%Any disability

Frequently asked

About Rancho Bella Vista

What is the eviction-risk score for Rancho Bella Vista?

Rancho Bella Vista scores 5.7/10 (Moderate tier) across 1 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 Rancho Bella Vista compare to French Valley overall?

Rancho Bella Vista scores 0.5 points higher than French Valley overall (5.2/10). Renters spend 34% of income on rent vs 26% citywide. Median rent: $2,762 vs $3,119.

What is the average rent in Rancho Bella Vista?

Median gross rent in Rancho Bella Vista is $2,762/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 34% of renter households are cost-burdened.

What percentage of Rancho Bella Vista residents are renters?

20% of Rancho Bella Vista households are renter-occupied (vs 13% in French Valley). The neighborhood has 5,419 residents.

Is Rancho Bella Vista a high social-vulnerability area?

Rancho Bella Vista sits in the 12th percentile nationally on the CDC Social Vulnerability Index (low vulnerability). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

How safe is Rancho Bella Vista for landlords?

Rancho Bella Vista carries a moderate-tier eviction-risk profile for landlords (5.7/10). Pop-weighted across 1 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to French Valley as a whole (5.2/10), this neighborhood is higher-risk.

What is the demographic breakdown of Rancho Bella Vista?

Rancho Bella Vista has 5,529 residents (White-Hispanic Neighborhood). Top groups: White (non-Hispanic) (42.4%), Hispanic / Latino (27.2%), Asian (non-Hispanic) (19.1%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Rancho Bella Vista

6.0 Murrieta Hot Springs 4 tracts · pop 21,517 5.9 Dutch Village 3 tracts · pop 15,329 6.3 Antelope Hills 2 tracts · pop 15,311 5.8 Emery Place 2 tracts · pop 8,605 6.2 California Oaks 5 tracts · pop 30,317 6.3 Greer Ranch 2 tracts · pop 11,409

Sibling neighborhoods

Other neighborhoods inside French Valley

Same parent city, ranked by score similarity to Rancho Bella Vista.

5.6 Upton 1 tracts · pop 9,896 5.9 Dutch Village 3 tracts · pop 15,329 6.3 Willow 1 tracts · pop 11,937 6.5 Morningstar Ranch 1 tracts · pop 8,221

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