2 census tracts · pop 11,403 · pop-weighted Eviction Risk Score 7.3/10
· range 5.6–8.3
Westlake Hills is a 2-tract neighborhood of Thousand Oaks, CA, population 11,403. Scored across those inputs it reaches 7.3/10, placing it in the Elevated tier. Severe burden reaches 40%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears.
Against a Thousand Oaks baseline of 32.9%, 63% of renters here cross the 30%-of-income line. The 2 tracts inside this boundary do not behave alike. Individual scores run 5.6 to 8.3, a 2.7-point gap wide enough that the area average misleads on any specific address.
Annualized rent equals 33% of average household income here, past the 30% affordability line, which compresses the margin any screening standard has to work with. The strongest single driver of the headline number is rent-regulation exposure at 7.8/10. That places it #1 of 8 neighborhoods in Thousand Oaks.
For a like-for-like read, Westshore and San Alicia score within a fraction of it. Average gross rent runs $2,757, close to the Thousand Oaks average. 47% of occupied units are renter-occupied.
For a specific building, read the per-tract breakdown below rather than the 7.3 headline, because the internal range is too wide to average safely. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
7.3
Elevated
2 tracts · population-weighted
Westlake Hills vs Thousand OaksHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority58%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 Westlake Hills
Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.
12.5%Housing insecurity
6.6%Utility shutoff threat
14.3%Food insecurity
13.3%SNAP enrollment
8.1%No health insurance
30.1%Any disability
Frequently asked
About Westlake Hills
Q1
What is the eviction-risk score for Westlake Hills?
Westlake Hills scores 7.3/10 (Elevated tier) across 2 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 Westlake Hills compare to Thousand Oaks overall?
Westlake Hills scores 0.4 points higher than Thousand Oaks overall (6.9/10). Renters spend 63% of income on rent vs 33% citywide. Average rent: $2,757 vs $2,664.
Q3
What is the average rent in Westlake Hills?
Average gross rent in Westlake Hills is $2,757/month (pop-weighted across 2 census tracts, ACS 5-year 2023). 63% of renter households are cost-burdened.
Q4
What percentage of Westlake Hills residents are renters?
47% of Westlake Hills households are renter-occupied (vs 29% in Thousand Oaks). The neighborhood has 11,403 residents.
Q5
Is Westlake Hills a high social-vulnerability area?
Westlake Hills sits in the 62nd 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 Westlake Hills have the highest eviction risk?
The highest-risk constituent tract in Westlake Hills is census tract 06111007100 (score 8.3/10). Across the 2 tracts in this neighborhood the score ranges from 5.6 to 8.3, a spread of 2.7 points.
Q7
How safe is Westlake Hills for landlords?
Westlake Hills carries a elevated-tier eviction-risk profile for landlords (7.3/10). Pop-weighted across 2 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Thousand Oaks as a whole (6.9/10), this neighborhood is higher-risk.
Q8
What is the demographic breakdown of Westlake Hills?
Westlake Hills has 11,303 residents. Top groups: White (non-Hispanic) (62.6%), Hispanic / Latino (24.4%), Asian (non-Hispanic) (6.7%). Source: ACS 5-year 2023, table B03002.
