Neighborhood · San Jose, CA

Branham Eviction Risk: Moderate

7 census tracts · pop 33,631 · pop-weighted Eviction Risk Score 4/10 · range 3.7–4.3

Branham is a white-hispanic neighborhood in San Jose with 7 census tracts and a population of 33,631 residents. The neighborhood's pop-weighted eviction-risk score of 4/10 (Moderate tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 47% of renters here pay at least 30% of household income on rent, and 21% are severely cost-burdened (≥50% of income). Average gross rent of $2,518/month sits 6% lower than the San Jose citywide average ($2,669).

Risk score

Moderate

7 tracts · population-weighted

Branham vs San Jose How this neighborhood stacks against the citywide average

% of income on rent

47.3% +57%

San Jose: 30.1%

Average gross rent

$2,518 -6%

San Jose: $2,669

Average HH income

$145,509 +3%

San Jose: $141,565

Poverty rate

4.6% -41%

San Jose: 7.9%

Renter share

36.9% -17%

San Jose: 44.2%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Branham and the region

Click any tract to drill in · 7 tracts span score 3.7–4.3

Why Branham scores 4

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 7.4–7.4 across tracts

7.4

Local political climate

Parent city governance · Range 8.5–8.5 across tracts

8.5

Rent control risk

47% of income on rent · Range 9.5–9.5 across tracts

9.5

Eviction process difficulty

State notice requirements & court backlog · Range 9.0–9.0 across tracts

9.0

Tenant organizing strength

37% renter households · Range 8.5–8.5 across tracts

8.5

Housing court bias

County bench composition · Range 8.5–8.5 across tracts

8.5

Economic stress

4.6% below poverty line · Range 1.0–2.5 across tracts

1.3

Supply constraint

Rent-to-FMR gap & zoning friction · Range 1.0–4.3 across tracts

2.3

Risk score comparison

Branham vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Branham?

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

Score distribution

0246810

Spread of 0.6 points from 3.7 to 4.3. Tracts are relatively uniform, so conditions feel similar throughout the neighborhood.

Tracts as heat grid

4.3 4.3 4.2 4.2 3.8 3.7 3.7

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

Census tracts

7 tracts in Branham

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
06085512024	4.3	4,977	58%	$2,023
06085512052	4.3	4,279	49%	$3,204
06085502909	4.2	4,918	46%	$2,353
06085502910	4.2	3,960	50%	$2,268
06085503002	3.8	3,814	45%	$2,260
06085512005	3.7	6,633	35%	$2,415
06085503003	3.7	5,050	52%	$3,114

Social Vulnerability Index

CDC SVI percentile: 41

Pop-weighted across 7 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 22%ile

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

Household characteristics 54%ile

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

Racial/ethnic minority 69%ile

Hispanic + non-white share of population

Housing & transport 53%ile

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

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Branham

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

9.9%Housing insecurity
4.9%Utility shutoff threat
10.5%Food insecurity
8.4%SNAP enrollment
6.5%No health insurance
25.2%Any disability

Frequently asked

About Branham

What is the eviction-risk score for Branham?

Branham scores 4/10 (Moderate tier) across 7 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 Branham compare to San Jose overall?

Branham scores 5.2 points lower than San Jose overall (9.2/10). Renters spend 47% of income on rent vs 30% citywide. Average rent: $2,518 vs $2,669.

What is the average rent in Branham?

Average gross rent in Branham is $2,518/month (pop-weighted across 7 census tracts, ACS 5-year 2023). 47% of renter households are cost-burdened.

What percentage of Branham residents are renters?

37% of Branham households are renter-occupied (vs 44% in San Jose). The neighborhood has 33,631 residents.

Is Branham a high social-vulnerability area?

Branham sits in the 41st percentile nationally on the CDC Social Vulnerability Index (less vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

Which tracts in Branham have the highest eviction risk?

The highest-risk constituent tract in Branham is census tract 06085512024 (score 4.3/10). Across the 7 tracts in this neighborhood the score ranges from 3.7 to 4.3, a spread of 0.6 points.

How safe is Branham for landlords?

Branham carries a moderate-tier eviction-risk profile for landlords (4/10). Pop-weighted across 7 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 Jose as a whole (9.2/10), this neighborhood is lower-risk.

What is the demographic breakdown of Branham?

Branham has 33,606 residents (White-Hispanic Neighborhood). Top groups: White (non-Hispanic) (42.2%), Hispanic / Latino (30.1%), Asian (non-Hispanic) (19.3%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Branham

4 Willow Glen Place 4 tracts · pop 21,008 4 Parkview 9 tracts · pop 38,132 5 Communications Hill 10 tracts · pop 44,330 3.8 Dry Creek 4 tracts · pop 25,417 3.8 Almaden Valley 4 tracts · pop 16,491 4.5 Edenvale 11 tracts · pop 53,947

Sibling neighborhoods

Other neighborhoods inside San Jose

Same parent city, ranked by score similarity to Branham.

4 Parkview 9 tracts · pop 38,132 4 Little Italy 1 tracts · pop 2,618 4 Santa Teresa 2 tracts · pop 10,241 4 Willow Glen Place 4 tracts · pop 21,008 4.1 College Park 4 tracts · pop 17,790 4.1 Berryessa 8 tracts · pop 37,652

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