1 census tracts · pop 4,642 · pop-weighted Eviction Risk Score 5.2/10
· range 5.2–5.2
Valley Oak is a one-tract neighborhood of Visalia, CA and houses 4,642 people. The Eviction Risk Score is 5.2/10, in the Moderate tier. Cost burden runs 20% against 30.1% citywide, putting Valley Oak 10.1% under its own city.
The main counterweight is economic stress, at 1.5/10. Running hot is tenant-organizing strength at 8/10. Severe burden reaches 11%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears.
That places it #14 of 21 neighborhoods in Visalia. At 27% renter-occupied, this is predominantly owner territory, and rental comps have to be drawn from further out. The closest comparables inside the same city are Linwood Ranch and McAuliff Ranch.
Rent takes 16% of average household income, comfortably inside the 30% line and unusually low for a rental sub-market. Poverty sits at 6%, low enough that arrears here usually reflect a specific shock rather than a structural income gap.
Average gross rent runs $1,564, close to the Visalia average.
One tract means one number: 5.2/10 applies directly to any address inside the boundary. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.
Risk score
5.2
Moderate
1 tracts · population-weighted
Valley Oak vs VisaliaHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority61%ile
Hispanic + non-white share of population
Housing & transport5%ile
Multi-unit structures, mobile homes, crowding, no vehicle
CDC PLACES 2023 · pop-weighted
Eviction-adjacent indicators in Valley Oak
Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.
10.2%Housing insecurity
5.4%Utility shutoff threat
10.5%Food insecurity
9.1%SNAP enrollment
6.7%No health insurance
27.4%Any disability
Frequently asked
About Valley Oak
Q1
What is the eviction-risk score for Valley Oak?
Valley Oak scores 5.2/10 (Moderate 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.
Q2
How does Valley Oak compare to Visalia overall?
Valley Oak scores 1.4 points lower than Visalia overall (6.6/10). Renters spend 20% of income on rent vs 30% citywide. Average rent: $1,564 vs $1,490.
Q3
What is the average rent in Valley Oak?
Average gross rent in Valley Oak is $1,564/month (pop-weighted across 1 census tracts, ACS 5-year 2023). 20% of renter households are cost-burdened.
Q4
What percentage of Valley Oak residents are renters?
27% of Valley Oak households are renter-occupied (vs 39% in Visalia). The neighborhood has 4,642 residents.
Q5
Is Valley Oak a high social-vulnerability area?
Valley Oak sits in the 16th 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.
Q6
How safe is Valley Oak for landlords?
Valley Oak carries a moderate-tier eviction-risk profile for landlords (5.2/10). 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 Visalia as a whole (6.6/10), this neighborhood is lower-risk.
Q7
What is the demographic breakdown of Valley Oak?
Valley Oak has 4,517 residents. Top groups: White (non-Hispanic) (56.1%), Hispanic / Latino (30.9%), Other / Multiracial (7.2%). Source: ACS 5-year 2023, table B03002.
