5 census tracts · pop 26,153 · pop-weighted Eviction Risk Score 8.6/10
· range 6.7–9
Los Arboles takes in 5 census tracts of Escondido, CA, population 26,153. That produces an Eviction Risk Score of 8.6/10, High tier. Against a Escondido baseline of 36.5%, 54% of renters here cross the 30%-of-income line.
What pushes the score up most is tenant-organizing strength at 9/10. Severe burden reaches 26%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears. Running hot is rent-regulation exposure at 8.8/10.
Scores across the 5 constituent tracts range from 6.7 to 9. A 2.3-point internal spread means block-level underwriting beats area-level here. Running cool is supply constraint, at 1.8/10.
SNAP participation is 27.6% of households versus 15.2% nationally. CDC survey data puts housing insecurity at 23.0% of adults, against 14.2% nationally.
The poverty rate is 16%. Judgments in high-poverty tracts are collectible far less often than the filing statistics suggest. That places it #3 of 5 neighborhoods in Escondido.
The closest comparables inside the same city are Mission Park and Downtown. Social vulnerability runs high at 8.8/10, concentrating the disaster- and displacement-exposure this model treats as a lagging risk input. Average gross rent runs $1,949, close to the Escondido average.
Underwrite the address, not the area: with 2.3 points between its best and worst tract, the per-tract table below is the operative number. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.
Risk score
8.6
High
5 tracts · population-weighted
Los Arboles vs EscondidoHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority80%ile
Hispanic + non-white share of population
Housing & transport89%ile
Multi-unit structures, mobile homes, crowding, no vehicle
CDC PLACES 2023 · pop-weighted
Eviction-adjacent indicators in Los Arboles
Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.
23.3%Housing insecurity
11.4%Utility shutoff threat
28.7%Food insecurity
28.1%SNAP enrollment
17.3%No health insurance
35.6%Any disability
Frequently asked
About Los Arboles
Q1
What is the eviction-risk score for Los Arboles?
Los Arboles scores 8.6/10 (High tier) across 5 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 Los Arboles compare to Escondido overall?
Los Arboles scores 1.0 points higher than Escondido overall (7.6/10). Renters spend 54% of income on rent vs 37% citywide. Average rent: $1,949 vs $2,046.
Q3
What is the average rent in Los Arboles?
Average gross rent in Los Arboles is $1,949/month (pop-weighted across 5 census tracts, ACS 5-year 2023). 54% of renter households are cost-burdened.
Q4
What percentage of Los Arboles residents are renters?
58% of Los Arboles households are renter-occupied (vs 47% in Escondido). The neighborhood has 26,153 residents.
Q5
Is Los Arboles a high social-vulnerability area?
Los Arboles sits in the 87th percentile nationally on the CDC Social Vulnerability Index (highly vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.
Q6
Which tracts in Los Arboles have the highest eviction risk?
The highest-risk constituent tract in Los Arboles is census tract 06073020602 (score 9/10). Across the 5 tracts in this neighborhood the score ranges from 6.7 to 9, a spread of 2.3 points.
Q7
How safe is Los Arboles for landlords?
Los Arboles carries a high-tier eviction-risk profile for landlords (8.6/10). Pop-weighted across 5 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Escondido as a whole (7.6/10), this neighborhood is higher-risk.
Q8
What is the demographic breakdown of Los Arboles?
Los Arboles has 26,716 residents. Top groups: Hispanic / Latino (62.7%), White (non-Hispanic) (25.7%), Asian (non-Hispanic) (4.6%). Source: ACS 5-year 2023, table B03002.
