Foothill Farms Eviction Risk: High

69% of renter households cross the 30%-of-income line, markedly above the Sacramento County average of 50.2%. SNAP participation runs 46.4% against 15.2% nationally.

The dominant input is tenant-organizing strength at 9/10. Annualized rent equals 37% of average household income of $44,225, past the 30% affordability line, which thins the margin any screening standard has to work with. Well under the midpoint, supply constraint reads 1.3/10.

76% of occupied units are rented, so comparables are plentiful and vacancy risk is low, but a mispriced renewal loses the tenant to a building nearby. The poverty rate is 30%, which in this model reads as reduced rent-recovery odds after a judgment. Running hot, rent-regulation exposure reads 8.5/10.

It sits 1.3 points above the Sacramento County average of 7.1. Inability to pay a utility bill runs 20.3% against 9.2% nationally. Utility arrears usually lead rent arrears by a month or two. At $1,382 a month, rents run 18% under what the rest of Foothill Farms commands.

All figures here are ACS 5-year estimates for this tract, refreshed as the underlying releases land.