8 census tracts · pop 19,870 · pop-weighted Eviction Risk Score 8/10
· range 7.2–9.6
Five Points spans 8 census tracts of San Diego, CA and houses 19,870 people. The Eviction Risk Score is 8/10, in the High tier. Scores across the 8 constituent tracts range from 7.2 to 9.6. A 2.4-point internal spread means block-level underwriting beats area-level here.
Cost burden runs 41% against 32.4% citywide, putting Five Points 8.7% over its own city. What pushes the score up most is rent-regulation exposure at 8/10. Severe burden reaches 18%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears.
Running hot is eviction-process difficulty at 8/10. Well under the midpoint is economic stress, at 2.2/10.
At $2,168 a month, rents sit 6% under what the rest of San Diego commands. That places it #50 of 89 neighborhoods in San Diego.
Poverty sits at 7%, low enough that arrears here usually reflect a specific shock rather than a structural income gap. Annual rent works out to 25% of average household income of $105,856. 42% of occupied units are renter-occupied.
Underwrite the address, not the area: with 2.4 points between its best and worst tract, the per-tract table below is the operative number. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
8
High
8 tracts · population-weighted
Five Points vs San DiegoHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority50%ile
Hispanic + non-white share of population
Housing & transport40%ile
Multi-unit structures, mobile homes, crowding, no vehicle
CDC PLACES 2023 · pop-weighted
Eviction-adjacent indicators in Five Points
Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.
9.3%Housing insecurity
4.6%Utility shutoff threat
9.9%Food insecurity
8.7%SNAP enrollment
5.8%No health insurance
23.3%Any disability
Frequently asked
About Five Points
Q1
What is the eviction-risk score for Five Points?
Five Points scores 8/10 (High tier) across 8 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 Five Points compare to San Diego overall?
Five Points scores 0.6 points lower than San Diego overall (8.6/10). Renters spend 41% of income on rent vs 32% citywide. Average rent: $2,168 vs $2,313.
Q3
What is the average rent in Five Points?
Average gross rent in Five Points is $2,168/month (pop-weighted across 8 census tracts, ACS 5-year 2023). 41% of renter households are cost-burdened.
Q4
What percentage of Five Points residents are renters?
42% of Five Points households are renter-occupied (vs 53% in San Diego). The neighborhood has 19,870 residents.
Q5
Is Five Points a high social-vulnerability area?
Five Points sits in the 24th 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.
Q6
Which tracts in Five Points have the highest eviction risk?
The highest-risk constituent tract in Five Points is census tract 06073000301 (score 9.6/10). Across the 8 tracts in this neighborhood the score ranges from 7.2 to 9.6, a spread of 2.4 points.
Q7
How safe is Five Points for landlords?
Five Points carries a high-tier eviction-risk profile for landlords (8/10). Pop-weighted across 8 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to San Diego as a whole (8.6/10), this neighborhood is lower-risk.
Q8
What is the demographic breakdown of Five Points?
Five Points has 19,859 residents. Top groups: White (non-Hispanic) (65.1%), Hispanic / Latino (20.3%), Other / Multiracial (6.3%). Source: ACS 5-year 2023, table B03002.
