7 census tracts · pop 28,449 · pop-weighted Eviction Risk Score 8.7/10
· range 7.1–9.9
Fruitdale takes in 7 census tracts of San Jose, CA and houses 28,449 people. That produces an Eviction Risk Score of 8.7/10, High tier. Against a San Jose baseline of 30.1%, 47% of renters here cross the 30%-of-income line.
What pushes the score up most is rent-regulation exposure at 9/10. Scores across the 7 constituent tracts range from 7.1 to 9.9. A 2.8-point internal spread means block-level underwriting beats area-level here.
The severe-burden share is 23%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay. 66% of occupied units are rented, so comparables are plentiful and vacancy risk is low, but a mispriced renewal loses the tenant to a building two streets over.
Running hot is eviction-process difficulty at 8.3/10. Running cool is supply constraint, at 2/10.
At $2,427 a month, rents sit 9% under what the rest of San Jose commands. That places it #23 of 36 neighborhoods in San Jose. Annual rent works out to 24% of average household income of $121,259.
Underwrite the address, not the area: with 2.8 points between its best and worst tract, the per-tract table below is the operative number. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
8.7
High
7 tracts · population-weighted
Fruitdale vs San JoseHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority75%ile
Hispanic + non-white share of population
Housing & transport73%ile
Multi-unit structures, mobile homes, crowding, no vehicle
CDC PLACES 2023 · pop-weighted
Eviction-adjacent indicators in Fruitdale
Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.
13.8%Housing insecurity
6.6%Utility shutoff threat
15.0%Food insecurity
12.1%SNAP enrollment
9.9%No health insurance
26.2%Any disability
Frequently asked
About Fruitdale
Q1
What is the eviction-risk score for Fruitdale?
Fruitdale scores 8.7/10 (High 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.
Q2
How does Fruitdale compare to San Jose overall?
Fruitdale scores 0.3 points lower than San Jose overall (9/10). Renters spend 47% of income on rent vs 30% citywide. Average rent: $2,427 vs $2,669.
Q3
What is the average rent in Fruitdale?
Average gross rent in Fruitdale is $2,427/month (pop-weighted across 7 census tracts, ACS 5-year 2023). 47% of renter households are cost-burdened.
Q4
What percentage of Fruitdale residents are renters?
66% of Fruitdale households are renter-occupied (vs 44% in San Jose). The neighborhood has 28,449 residents.
Q5
Is Fruitdale a high social-vulnerability area?
Fruitdale sits in the 52nd 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 Fruitdale have the highest eviction risk?
The highest-risk constituent tract in Fruitdale is census tract 06085502103 (score 9.9/10). Across the 7 tracts in this neighborhood the score ranges from 7.1 to 9.9, a spread of 2.8 points.
Q7
How safe is Fruitdale for landlords?
Fruitdale carries a high-tier eviction-risk profile for landlords (8.7/10). 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 (9/10), this neighborhood is lower-risk.
Q8
What is the demographic breakdown of Fruitdale?
Fruitdale has 28,823 residents. Top groups: Hispanic / Latino (43.5%), White (non-Hispanic) (32.7%), Asian (non-Hispanic) (15.4%). Source: ACS 5-year 2023, table B03002.
