Neighborhood · San Francisco, CA

Hayes Valley Eviction Risk: Elevated

5 census tracts · pop 17,521 · pop-weighted Eviction Risk Score 6.1/10 · range 5.5–8.5

Hayes Valley is a diverse neighborhood in San Francisco with 5 census tracts and a population of 17,521 residents. The neighborhood's pop-weighted eviction-risk score of 6.1/10 (Elevated tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 35% of renters here pay at least 30% of household income on rent, and 16% are severely cost-burdened (≥50% of income). Average gross rent of $2,252/month sits 9% lower than the San Francisco citywide average ($2,476).

Risk score

6.1

Elevated

5 tracts · population-weighted

Hayes Valley vs San Francisco How this neighborhood stacks against the citywide average

% of income on rent

35.0% +39%

San Francisco: 25.1%

Average gross rent

$2,252 -9%

San Francisco: $2,476

Average HH income

$101,244 -28%

San Francisco: $141,446

Poverty rate

17.1% +62%

San Francisco: 10.6%

Renter share

82.7% +34%

San Francisco: 61.8%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Hayes Valley and the region

Click any tract to drill in · 5 tracts span score 5.5–8.5

Why Hayes Valley scores 6.1

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 8.6–8.6 across tracts

8.6

Local political climate

Parent city governance · Range 9.8–9.8 across tracts

9.8

Rent control risk

35% of income on rent · Range 10.0–10.0 across tracts

10.0

Eviction process difficulty

State notice requirements & court backlog · Range 10.0–10.0 across tracts

10.0

Tenant organizing strength

83% renter households · Range 10.0–10.0 across tracts

10.0

Housing court bias

County bench composition · Range 9.5–9.5 across tracts

9.5

Economic stress

17.1% below poverty line · Range 3.2–8.9 across tracts

4.3

Supply constraint

Rent-to-FMR gap & zoning friction · Range 1.0–3.4 across tracts

2.2

Risk score comparison

Hayes Valley vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Hayes Valley?

Left: distribution of constituent tract scores. Right: every tract as a heat square. Click any square to drill in.

Score distribution

0246810

Spread of 3 points from 5.5 to 8.5. This neighborhood crosses multiple risk tiers, so block-by-block conditions vary substantially.

Tracts as heat grid

8.5 6.0 5.9 5.5 5.5

Each square = one census tract. Color tracks the same green→red ramp as the chloropleth map above.

Census tracts

5 tracts in Hayes Valley

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
06075016102	8.5	2,618	43%	$1,147
06075016300	6	3,942	41%	$2,204
06075016802	5.9	3,807	34%	$2,357
06075020101	5.5	3,924	27%	$2,782
06075016200	5.5	3,230	33%	$2,437

Social Vulnerability Index

CDC SVI percentile: 55

Pop-weighted across 5 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 40%ile

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

Household characteristics 23%ile

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

Racial/ethnic minority 70%ile

Hispanic + non-white share of population

Housing & transport 94%ile

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

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Hayes Valley

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

12.6%Housing insecurity
7.3%Utility shutoff threat
15.7%Food insecurity
14.3%SNAP enrollment
7.3%No health insurance
25.6%Any disability

Frequently asked

About Hayes Valley

What is the eviction-risk score for Hayes Valley?

Hayes Valley scores 6.1/10 (Elevated 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.

How does Hayes Valley compare to San Francisco overall?

Hayes Valley scores 3.6 points lower than San Francisco overall (9.7/10). Renters spend 35% of income on rent vs 25% citywide. Average rent: $2,252 vs $2,476.

What is the average rent in Hayes Valley?

Average gross rent in Hayes Valley is $2,252/month (pop-weighted across 5 census tracts, ACS 5-year 2023). 35% of renter households are cost-burdened.

What percentage of Hayes Valley residents are renters?

83% of Hayes Valley households are renter-occupied (vs 62% in San Francisco). The neighborhood has 17,521 residents.

Is Hayes Valley a high social-vulnerability area?

Hayes Valley sits in the 55th percentile nationally on the CDC Social Vulnerability Index (moderately vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

Which tracts in Hayes Valley have the highest eviction risk?

The highest-risk constituent tract in Hayes Valley is census tract 06075016102 (score 8.5/10). Across the 5 tracts in this neighborhood the score ranges from 5.5 to 8.5, a spread of 3 points.

How safe is Hayes Valley for landlords?

Hayes Valley carries a elevated-tier eviction-risk profile for landlords (6.1/10). 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 San Francisco as a whole (9.7/10), this neighborhood is lower-risk.

What is the demographic breakdown of Hayes Valley?

Hayes Valley has 17,765 residents (Diverse Neighborhood). Top groups: White (non-Hispanic) (40.7%), Asian (non-Hispanic) (19.3%), Hispanic / Latino (16.9%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Hayes Valley

4.8 Lower Haight 2 tracts · pop 9,175 5.4 Duboce Triangle 14 tracts · pop 44,330 6.8 Fillmore District 3 tracts · pop 9,457 7.7 Little Saigon 8 tracts · pop 18,992 5.9 Civic Center 2 tracts · pop 8,736 5.5 Japantown 4 tracts · pop 11,540

Sibling neighborhoods

Other neighborhoods inside San Francisco

Same parent city, ranked by score similarity to Hayes Valley.

6 Little Hollywood 2 tracts · pop 8,929 5.9 West SoMa 6 tracts · pop 16,950 5.9 Civic Center 2 tracts · pop 8,736 5.8 Japantown 4 tracts · pop 11,540 5.8 Visitacion Valley 6 tracts · pop 18,564 6.4 Transbay 3 tracts · pop 8,443

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