3 census tracts · pop 12,541 · pop-weighted Eviction Risk Score 6/10
· range 5.2–7
Village West spans 3 census tracts of Visalia, CA, population 12,541. That produces an Eviction Risk Score of 6/10, Elevated tier. Against a Visalia baseline of 30.1%, 45% of renters here cross the 30%-of-income line.
22% are severely burdened, paying half their income or more in rent. That cohort has no absorption capacity for an unexpected bill, and it is where non-payment filings originate. The dominant input is tenant-organizing strength at 8/10.
The 3 tracts inside this boundary do not behave alike. Individual scores run 5.2 to 7, a 1.8-point gap wide enough that the area average misleads on any specific address. Running cool is economic stress, at 2.8/10.
At $1,260 a month, rents sit 15% under what the rest of Visalia commands. Among the 21 mapped neighborhoods of Visalia, it ranks #8 by risk, the middle third. The closest comparables inside the same city are Emerald Creek and Park Place.
Annual rent works out to 22% of average household income of $69,201. 50% of occupied units are renter-occupied.
For a specific building, read the per-tract breakdown below rather than the 6 headline, because the internal range is too wide to average safely. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.
Risk score
6
Elevated
3 tracts · population-weighted
Village West vs VisaliaHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority72%ile
Hispanic + non-white share of population
Housing & transport65%ile
Multi-unit structures, mobile homes, crowding, no vehicle
CDC PLACES 2023 · pop-weighted
Eviction-adjacent indicators in Village West
Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.
17.2%Housing insecurity
9.3%Utility shutoff threat
20.6%Food insecurity
20.0%SNAP enrollment
12.8%No health insurance
34.7%Any disability
Frequently asked
About Village West
Q1
What is the eviction-risk score for Village West?
Village West scores 6/10 (Elevated tier) across 3 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 Village West compare to Visalia overall?
Village West scores 0.6 points lower than Visalia overall (6.6/10). Renters spend 45% of income on rent vs 30% citywide. Average rent: $1,260 vs $1,490.
Q3
What is the average rent in Village West?
Average gross rent in Village West is $1,260/month (pop-weighted across 3 census tracts, ACS 5-year 2023). 45% of renter households are cost-burdened.
Q4
What percentage of Village West residents are renters?
50% of Village West households are renter-occupied (vs 39% in Visalia). The neighborhood has 12,541 residents.
Q5
Is Village West a high social-vulnerability area?
Village West sits in the 71st 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 Village West have the highest eviction risk?
The highest-risk constituent tract in Village West is census tract 06107002008 (score 7/10). Across the 3 tracts in this neighborhood the score ranges from 5.2 to 7, a spread of 1.8 points.
Q7
How safe is Village West for landlords?
Village West carries a elevated-tier eviction-risk profile for landlords (6/10). Pop-weighted across 3 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.
Q8
What is the demographic breakdown of Village West?
Village West has 12,957 residents. Top groups: Hispanic / Latino (48.9%), White (non-Hispanic) (39.2%), Other / Multiracial (6.6%). Source: ACS 5-year 2023, table B03002.
