1 census tracts · pop 11,937 · pop-weighted Eviction Risk Score 4.9/10
· range 4.9–4.9
Willow is a one-tract neighborhood of French Valley, CA and houses 11,937 people. Scored across those inputs it reaches 4.9/10, placing it in the Moderate tier. Cost burden runs 61% against 25.6% citywide, putting Willow 35.3% over its own city.
The strongest single driver of the headline number is supply constraint at 10/10. The voucher gap is 51.8%: households holding assistance that local rents will not absorb, which shows up as churn rather than arrears.
On the softer side is economic stress, at 1/10. Sitting well above the midpoint is rent-regulation exposure at 7.6/10.
Severe burden reaches 10%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears. Average gross rent is $3,501, 12% above the French Valley average of $3,119. That places it #2 of 5 neighborhoods in French Valley.
At 9% renter-occupied, this is predominantly owner territory, and rental comps have to be drawn from further out. For a like-for-like read, Dutch Village and Rancho Bella Vista score within a fraction of it. Poverty sits at 1%, low enough that arrears here usually reflect a specific shock rather than a structural income gap.
Annual rent works out to 31% of average household income of $134,185.
Because the boundary contains one tract, 4.9/10 is simultaneously the area figure and the address-level figure. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
4.9
Moderate
1 tracts · population-weighted
Willow vs French ValleyHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority76%ile
Hispanic + non-white share of population
Housing & transport15%ile
Multi-unit structures, mobile homes, crowding, no vehicle
CDC PLACES 2023 · pop-weighted
Eviction-adjacent indicators in Willow
Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.
12.0%Housing insecurity
6.0%Utility shutoff threat
11.8%Food insecurity
9.1%SNAP enrollment
6.1%No health insurance
25.5%Any disability
Frequently asked
About Willow
Q1
What is the eviction-risk score for Willow?
Willow scores 4.9/10 (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.
Q2
How does Willow compare to French Valley overall?
Willow scores 1.4 points lower than French Valley overall (6.3/10). Renters spend 61% of income on rent vs 26% citywide. Average rent: $3,501 vs $3,119.
Q3
What is the average rent in Willow?
Average gross rent in Willow is $3,501/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 61% of renter households are cost-burdened.
Q4
What percentage of Willow residents are renters?
9% of Willow households are renter-occupied (vs 13% in French Valley). The neighborhood has 11,937 residents.
Q5
Is Willow a high social-vulnerability area?
Willow sits in the 29th 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
How safe is Willow for landlords?
Willow carries a moderate-tier eviction-risk profile for landlords (4.9/10). 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 (6.3/10), this neighborhood is lower-risk.
Q7
What is the demographic breakdown of Willow?
Willow has 12,852 residents. Top groups: White (non-Hispanic) (30.5%), Hispanic / Latino (28.4%), Asian (non-Hispanic) (18.6%). Source: ACS 5-year 2023, table B03002.
