St. James Eviction Risk: Elevated

The main counterweight is economic stress at 1/10. Annualized rent equals 38% of average household income of $100,804, past the 30% affordability line, which thins the margin any screening standard has to work with.

63% of renter households cross the 30%-of-income line, well above the Suffolk County average of 51.3%. The voucher gap is 24.6%: households holding assistance that local rents will not absorb, which surfaces as churn rather than arrears. Well under the midpoint, tenant-organizing strength reads 2.1/10.

Running hot, supply constraint reads 7.5/10. Housing insecurity runs 6.5% against 14.2% nationally.

Inability to pay a utility bill runs 3.6% against 9.2% nationally. Utility arrears usually lead rent arrears by a month or two. Nationally it ranks #17,132 of 84,120 for landlord eviction difficulty.

Only 9% of units are renter-occupied. Rental comparables are thin; price a renewal off the nearest genuine rental sub-market rather than off surrounding sale prices. Social vulnerability reads 4.1/10 on the CDC index, a measure of exposure to housing and economic shocks.

These are ACS 5-year estimates; the score moves when the ACS, court-record, or statute inputs behind it move.