Neighborhood · Arroyo Grande, CA

Fair Oaks Eviction Risk: Moderate

6 census tracts · pop 22,944 · pop-weighted Eviction Risk Score 5.1/10 · range 3.6–6.8

Fair Oaks is a white (non-hispanic) neighborhood in Arroyo Grande with 6 census tracts and a population of 22,944 residents. The neighborhood's pop-weighted eviction-risk score of 5.1/10 (Moderate tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 57% of renters here pay at least 30% of household income on rent, and 22% are severely cost-burdened (≥50% of income). Average gross rent of $1,833/month sits 16% lower than the Arroyo Grande citywide average ($2,173).

Risk score

5.1

Moderate

6 tracts · population-weighted

Fair Oaks vs Arroyo Grande How this neighborhood stacks against the citywide average

% of income on rent

56.9% +70%

Arroyo Grande: 33.5%

Average gross rent

$1,833 -16%

Arroyo Grande: $2,173

Average HH income

$72,687 -30%

Arroyo Grande: $103,258

Poverty rate

9.7% +109%

Arroyo Grande: 4.6%

Renter share

39.7% +1%

Arroyo Grande: 39.4%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Fair Oaks and the region

Click any tract to drill in · 6 tracts span score 3.6–6.8

Why Fair Oaks scores 5.1

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 5.7–5.7 across tracts

5.7

Local political climate

Parent city governance · Range 6.1–6.1 across tracts

6.1

Rent control risk

57% of income on rent · Range 5.5–7.6 across tracts

6.9

Eviction process difficulty

State notice requirements & court backlog · Range 6.3–6.9 across tracts

6.5

Tenant organizing strength

40% renter households · Range 7.8–8.7 across tracts

8.1

Housing court bias

County bench composition · Range 5.3–6.4 across tracts

5.8

Economic stress

9.7% below poverty line · Range 1.0–4.7 across tracts

2.5

Supply constraint

Rent-to-FMR gap & zoning friction · Range 1.3–5.5 across tracts

2.6

Risk score comparison

Fair Oaks vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Fair Oaks?

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

Score distribution

0246810

Spread of 3.2 points from 3.6 to 6.8. This neighborhood crosses multiple risk tiers, so block-by-block conditions vary substantially.

Tracts as heat grid

6.8 6.4 6.1 3.9 3.9 3.6

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

Census tracts

6 tracts in Fair Oaks

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
06079012002	6.8	4,699	49%	$1,865
06079012202	6.4	3,520	51%	$1,542
06079012001	6.1	2,523	85%	$2,100
06079011904	3.9	7,017	58%	$1,525
06079011903	3.9	1,950	64%	$1,864
06079011901	3.6	3,235	47%	$2,545

Social Vulnerability Index

CDC SVI percentile: 62

Pop-weighted across 6 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 46%ile

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

Household characteristics 76%ile

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

Racial/ethnic minority 51%ile

Hispanic + non-white share of population

Housing & transport 63%ile

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

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Fair Oaks

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

13.0%Housing insecurity
7.1%Utility shutoff threat
15.8%Food insecurity
14.7%SNAP enrollment
9.3%No health insurance
31.8%Any disability

Frequently asked

About Fair Oaks

What is the eviction-risk score for Fair Oaks?

Fair Oaks scores 5.1/10 (Moderate tier) across 6 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 Fair Oaks compare to Arroyo Grande overall?

Fair Oaks scores 2.4 points lower than Arroyo Grande overall (7.5/10). Renters spend 57% of income on rent vs 34% citywide. Average rent: $1,833 vs $2,173.

What is the average rent in Fair Oaks?

Average gross rent in Fair Oaks is $1,833/month (pop-weighted across 6 census tracts, ACS 5-year 2023). 57% of renter households are cost-burdened.

What percentage of Fair Oaks residents are renters?

40% of Fair Oaks households are renter-occupied (vs 39% in Arroyo Grande). The neighborhood has 22,944 residents.

Is Fair Oaks a high social-vulnerability area?

Fair Oaks sits in the 62nd 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 Fair Oaks have the highest eviction risk?

The highest-risk constituent tract in Fair Oaks is census tract 06079012002 (score 6.8/10). Across the 6 tracts in this neighborhood the score ranges from 3.6 to 6.8, a spread of 3.2 points.

How safe is Fair Oaks for landlords?

Fair Oaks carries a moderate-tier eviction-risk profile for landlords (5.1/10). Pop-weighted across 6 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Arroyo Grande as a whole (7.5/10), this neighborhood is lower-risk.

What is the demographic breakdown of Fair Oaks?

Fair Oaks has 22,622 residents (White (non-Hispanic) Neighborhood). Top groups: White (non-Hispanic) (64.2%), Hispanic / Latino (26.7%), Other / Multiracial (5.7%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Fair Oaks

4.7 Pismo Marsh 2 tracts · pop 7,203 7 Little Italy 2 tracts · pop 5,275 7.2 Japantown 3 tracts · pop 14,489 8 Mill Street District 3 tracts · pop 15,273

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