Neighborhood · Pacifica, CA

Pedro Valley Eviction Risk: Lower

1 census tracts · pop 6,427 · pop-weighted Eviction Risk Score 3.3/10 · range 3.3–3.3

Pedro Valley is a white (non-hispanic) neighborhood in Pacifica with 1 census tract and a population of 6,427 residents. The neighborhood's pop-weighted eviction-risk score of 3.3/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 52% of renters here pay at least 30% of household income on rent, and 32% are severely cost-burdened (≥50% of income). Average gross rent of $2,373/month sits 23% lower than the Pacifica citywide average ($3,098).

Risk score

3.3

Lower

1 tracts · population-weighted

Pedro Valley vs Pacifica How this neighborhood stacks against the citywide average

% of income on rent

51.8% +69%

Pacifica: 30.6%

Average gross rent

$2,373 -23%

Pacifica: $3,098

Average HH income

$148,520 -5%

Pacifica: $156,819

Poverty rate

7.2% +17%

Pacifica: 6.2%

Renter share

24.3% -25%

Pacifica: 32.3%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Pedro Valley and the region

Click any tract to drill in · 1 tracts span score 3.3–3.3

Why Pedro Valley scores 3.3

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 7.9–7.9 across tracts

7.9

Local political climate

Parent city governance · Range 8.1–8.1 across tracts

8.1

Rent control risk

52% of income on rent · Range 7.4–7.4 across tracts

7.4

Eviction process difficulty

State notice requirements & court backlog · Range 6.2–6.2 across tracts

6.2

Tenant organizing strength

24% renter households · Range 6.8–6.8 across tracts

6.8

Housing court bias

County bench composition · Range 5.5–5.5 across tracts

5.5

Economic stress

7.2% below poverty line · Range 1.8–1.8 across tracts

1.8

Supply constraint

Rent-to-FMR gap & zoning friction · Range 2.2–2.2 across tracts

2.2

Risk score comparison

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

Eviction Risk Score (0–10 scale).

Census tracts

1 tracts in Pedro Valley

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
06081603300	3.3	6,427	52%	$2,373

Social Vulnerability Index

CDC SVI percentile: 18

Pop-weighted across 1 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 3%ile

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

Household characteristics 59%ile

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

Racial/ethnic minority 45%ile

Hispanic + non-white share of population

Housing & transport 29%ile

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

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Pedro Valley

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

8.1%Housing insecurity
4.5%Utility shutoff threat
8.8%Food insecurity
7.2%SNAP enrollment
4.8%No health insurance
25.0%Any disability

Frequently asked

About Pedro Valley

What is the eviction-risk score for Pedro Valley?

Pedro Valley scores 3.3/10 (Lower tier) across 1 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 Pedro Valley compare to Pacifica overall?

Pedro Valley scores 4.5 points lower than Pacifica overall (7.8/10). Renters spend 52% of income on rent vs 31% citywide. Average rent: $2,373 vs $3,098.

What is the average rent in Pedro Valley?

Average gross rent in Pedro Valley is $2,373/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 52% of renter households are cost-burdened.

What percentage of Pedro Valley residents are renters?

24% of Pedro Valley households are renter-occupied (vs 32% in Pacifica). The neighborhood has 6,427 residents.

Is Pedro Valley a high social-vulnerability area?

Pedro Valley sits in the 18th percentile nationally on the CDC Social Vulnerability Index (low vulnerability). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

How safe is Pedro Valley for landlords?

Pedro Valley carries a lower-tier eviction-risk profile for landlords (3.3/10). Pop-weighted across 1 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Pacifica as a whole (7.8/10), this neighborhood is lower-risk.

What is the demographic breakdown of Pedro Valley?

Pedro Valley has 6,408 residents (White (non-Hispanic) Neighborhood). Top groups: White (non-Hispanic) (67.1%), Hispanic / Latino (12%), Asian (non-Hispanic) (10.1%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Pedro Valley

3.5 Tanforan 9 tracts · pop 38,656 3.5 Pacific Manor 2 tracts · pop 10,072 2.6 Burlingame Hills 3 tracts · pop 17,266 3.3 Burlingame Village 5 tracts · pop 22,362 4.1 Edgemar 6 tracts · pop 32,540 4.4 Serramonte 5 tracts · pop 22,781

Sibling neighborhoods

Other neighborhoods inside Pacifica

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

3.3 Sharp Park 1 tracts · pop 4,575 3.3 Vallemar 1 tracts · pop 3,368 3.3 Shelter Cove 1 tracts · pop 3,733 3.4 Pacific Manor 2 tracts · pop 10,072

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