Empire Ranch Eviction Risk: Moderate

The main counterweight is economic stress, at 1.1/10. Running hot is supply constraint at 8.5/10.

Average gross rent is $2,971, 26% above the Folsom average of $2,352. Against a Folsom baseline of 28.6%, 35% of renters here cross the 30%-of-income line. 4.0% of adults report being unable to pay a utility bill, below a 9.2% national figure. Utility arrears usually lead rent arrears by a month or two.

3.7% of adults carry no health insurance against 11.3% nationally, a common route into sudden unpayable debt. Among the 10 mapped neighborhoods of Folsom, it ranks #6 by risk, the middle third. Only 12% 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.

For a like-for-like read, Folsom Ranch and The Parkway score within a fraction of it. Rent takes 19% of average household income, comfortably inside the 30% line and unusually low for a rental sub-market. Poverty sits at 5%, low enough that arrears here usually reflect a specific shock rather than a structural income gap.

One tract means one number: 5.1/10 applies directly to any address inside the boundary. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.