6 census tracts · pop 22,944 · pop-weighted Eviction Risk Score 7/10
· range 6–8.3
Fair Oaks is a 6-tract neighborhood of Arroyo Grande, CA and houses 22,944 people. The Eviction Risk Score is 7/10, in the Elevated tier. Cost burden runs 57% against 33.5% citywide, putting Fair Oaks 23.4% over its own city.
Scores across the 6 constituent tracts range from 6 to 8.3. A 2.3-point internal spread means block-level underwriting beats area-level here. The severe-burden share is 22%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay. The strongest single driver of the headline number is tenant-organizing strength at 8.1/10.
Running cool is economic stress, at 2.5/10. At $1,833 a month, rents sit 16% under what the rest of Arroyo Grande commands. Well under the midpoint is supply constraint, at 2.6/10.
Annual rent works out to 30% of average household income of $72,687. 40% of occupied units are renter-occupied.
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
7
Elevated
6 tracts · population-weighted
Fair Oaks vs Arroyo GrandeHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority51%ile
Hispanic + non-white share of population
Housing & transport63%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
Q1
What is the eviction-risk score for Fair Oaks?
Fair Oaks scores 7/10 (Elevated 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.
Q2
How does Fair Oaks compare to Arroyo Grande overall?
Fair Oaks scores 0.4 points higher than Arroyo Grande overall (6.6/10). Renters spend 57% of income on rent vs 34% citywide. Average rent: $1,833 vs $2,173.
Q3
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.
Q4
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.
Q5
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.
Q6
Which tracts in Fair Oaks have the highest eviction risk?
The highest-risk constituent tract in Fair Oaks is census tract 06079012002 (score 8.3/10). Across the 6 tracts in this neighborhood the score ranges from 6 to 8.3, a spread of 2.3 points.
Q7
How safe is Fair Oaks for landlords?
Fair Oaks carries a elevated-tier eviction-risk profile for landlords (7/10). 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 (6.6/10), this neighborhood is higher-risk.
Q8
What is the demographic breakdown of Fair Oaks?
Fair Oaks has 22,622 residents. Top groups: White (non-Hispanic) (64.2%), Hispanic / Latino (26.7%), Other / Multiracial (5.7%). Source: ACS 5-year 2023, table B03002.
