Willow Eviction Risk: Moderate , French Valley

The voucher gap is 51.8%: households holding assistance that local rents will not absorb, which surfaces as churn rather than arrears. On the softer side, economic stress reads 1/10.

Against the Riverside County average of 6.6, this tract reads safer for landlords by 1.7 points. 61% of renter households cross the 30%-of-income line, higher than the Riverside County average of 53.8%.

On the high side, rent-regulation exposure reads 7.6/10. Severe burden reaches 10%. Those are renters paying half their income or more, and that is where non-payment filings originate. At $3,501 a month, rents run 12% over what the rest of French Valley commands.

That is riskier than roughly 59% of the 84,120 US census tracts in this model. 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. CDC social-vulnerability scoring puts the tract at 3.6/10.

Statewide the CA average is 7.5, so this tract runs 2.6 points cooler. Of its three components the housing type and transport measure is the least pressured.

Poverty sits at 1%, low enough that arrears here usually signal a specific shock rather than a structural income gap. Annual rent works out to 31% of average household income of $134,185.

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