Neighborhood · Grover Beach, CA

Pismo Marsh Eviction Risk: Moderate

2 census tracts · pop 7,203 · pop-weighted Eviction Risk Score 5.1/10 · range 4–5.4

Pismo Marsh is a white (non-hispanic) neighborhood in Grover Beach with 2 census tracts and a population of 7,203 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. 42% of renters here pay at least 30% of household income on rent, and 25% are severely cost-burdened (≥50% of income). Average gross rent of $2,164/month sits 5% higher than the Grover Beach citywide average ($2,061).

Risk score

5.1

Moderate

2 tracts · population-weighted

Pismo Marsh vs Grover Beach How this neighborhood stacks against the citywide average

% of income on rent

42.2% +38%

Grover Beach: 30.5%

Average gross rent

$2,164 +5%

Grover Beach: $2,061

Average HH income

$97,839 +19%

Grover Beach: $82,534

Poverty rate

7.4% -42%

Grover Beach: 12.8%

Renter share

41.1% -17%

Grover Beach: 49.5%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Pismo Marsh and the region

Click any tract to drill in · 2 tracts span score 4–5.4

Why Pismo Marsh 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

42% of income on rent · Range 6.4–6.9 across tracts

6.5

Eviction process difficulty

State notice requirements & court backlog · Range 6.0–6.9 across tracts

6.7

Tenant organizing strength

41% renter households · Range 7.0–8.7 across tracts

8.3

Housing court bias

County bench composition · Range 5.7–6.3 across tracts

6.2

Economic stress

7.4% below poverty line · Range 1.8–1.9 across tracts

1.9

Supply constraint

Rent-to-FMR gap & zoning friction · Range 3.0–6.8 across tracts

3.9

Risk score comparison

Pismo Marsh vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

2 tracts in Pismo Marsh

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
06079012102	5.4	5,533	42%	$1,950
06079011705	4	1,670	43%	$2,875

Social Vulnerability Index

CDC SVI percentile: 59

Pop-weighted across 2 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 58%ile

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

Household characteristics 83%ile

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

Racial/ethnic minority 52%ile

Hispanic + non-white share of population

Housing & transport 32%ile

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

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Pismo Marsh

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

11.4%Housing insecurity
6.0%Utility shutoff threat
13.9%Food insecurity
12.5%SNAP enrollment
8.5%No health insurance
31.0%Any disability

Frequently asked

About Pismo Marsh

What is the eviction-risk score for Pismo Marsh?

Pismo Marsh scores 5.1/10 (Moderate tier) across 2 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 Pismo Marsh compare to Grover Beach overall?

Pismo Marsh scores 2.5 points lower than Grover Beach overall (7.6/10). Renters spend 42% of income on rent vs 31% citywide. Average rent: $2,164 vs $2,061.

What is the average rent in Pismo Marsh?

Average gross rent in Pismo Marsh is $2,164/month (pop-weighted across 2 census tracts, ACS 5-year 2023). 42% of renter households are cost-burdened.

What percentage of Pismo Marsh residents are renters?

41% of Pismo Marsh households are renter-occupied (vs 50% in Grover Beach). The neighborhood has 7,203 residents.

Is Pismo Marsh a high social-vulnerability area?

Pismo Marsh sits in the 59th 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 Pismo Marsh have the highest eviction risk?

The highest-risk constituent tract in Pismo Marsh is census tract 06079012102 (score 5.4/10). Across the 2 tracts in this neighborhood the score ranges from 4 to 5.4, a spread of 1.4 points.

How safe is Pismo Marsh for landlords?

Pismo Marsh carries a moderate-tier eviction-risk profile for landlords (5.1/10). Pop-weighted across 2 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Grover Beach as a whole (7.6/10), this neighborhood is lower-risk.

What is the demographic breakdown of Pismo Marsh?

Pismo Marsh has 6,928 residents (White (non-Hispanic) Neighborhood). Top groups: White (non-Hispanic) (61.7%), Hispanic / Latino (31.6%), Other / Multiracial (3%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Pismo Marsh

5.1 Fair Oaks 6 tracts · pop 22,944 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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