San Tomas Eviction Risk: High , Los Gatos

The dominant input is rent-regulation exposure at 9.5/10. Running hot, eviction-process difficulty reads 9/10. Average gross rent is $3,501, 31% above the San Jose average.

Well under the midpoint, court filing pressure reads 1.3/10. 18% are severely burdened past the 50% mark. That cohort absorbs no shock: one repair bill or one cut shift converts straight into arrears. Adults with no health insurance runs 3.9% against 11.3% nationally.

It sits 0.7 points above the Santa Clara County average of 8.0. Inability to pay a utility bill runs 3.4% against 9.2% nationally. Utility arrears usually lead rent arrears by a month or two. Nationally it ranks #4,888 of 84,120 for landlord eviction difficulty.

Social vulnerability reads 2.4/10 on the CDC index, a measure of exposure to housing and economic shocks. Rent consumes only 17% of average household income of $250,001, an unusually wide affordability cushion.

Statewide the CA average is 7.5, so this tract runs 1.2 points hotter.

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