Neighborhood · Ranked #41,065 of 84,120 nationally

San Tomas Eviction Risk: Moderate , Los Gatos

Tract 06085506603 · Santa Clara, CA · pop 4,252 · neighborhood within 1.0 mi

With a score of 5.5/10, tract 06085506603 in the San Tomas area of Los Gatos ranks in the Moderate tier for landlord eviction risk. The tract is home to 4,252 residents. That is riskier than roughly 58% of the 84,120 US census tracts we score.

About 27% of renters carry a rent burden of 30% of income or higher, a moderate level, and 18% are severely burdened at 50% or more. Average gross rent is $3,501 monthly, set against $250,001 in average yearly household income, roughly 17% of income at the averages. Renters make up 34% of occupied homes.

Risk score

Moderate

Confidence 100% · 1–10 scale

Household mix · 100 hh

Burdened renters 9% Stable renters 25% Owners 66%

Tract context

Occupied units1,510

Renter share33.8%

SVI overall0.15

Poverty rate6.6%

Median income$250,001

Percentile rank

Higher percentile = riskier than more peers.

Geographic context

Risk heat across Los Gatos and the region

Centroid at 37.2822, -121.9693 · click any tract to drill in

Why San Tomas scores 4

9 axes · 1 = landlord-friendly

Local political climate

Inherited from Los Gatos

8.5

Regional political climate

2024 county presidential margin

7.4

State political climate

California legislature & governorship

6.8

Economic stress

6.6% poverty · this tract

1.7

Supply constraint

$3,501 rent vs county FMR

5.2

Rent control risk

Inherited from Los Gatos

9.5

Eviction process difficulty

State law sets the calendar

9.0

Tenant organizing strength

Inherited from Los Gatos

8.5

Housing court bias

Inherited from Los Gatos

8.5

How San Tomas compares

Risk score vs. parent city, county, state.

CDC Social Vulnerability Index

SVI percentile: 15

CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.

11%Socioeconomic
36%Household composition
69%Racial/ethnic minority
14%Housing & transportation

Comparable tracts

Census tracts with similar eviction risk

Within San Tomas. Closest by Eviction Risk Score.

CDC PLACES 2023 · health & economic stress

Eviction-adjacent indicators

Crude prevalence of conditions linked to housing loss. Source: CDC PLACES (cwsq-ngmh), 2023 model-based small-area estimates.

6.7%Housing insecurity
3.4%Utility-shutoff threat
7.3%Food insecurity
5.4%SNAP enrollment
4.6%Transit barriers
3.9%No health insurance
12.6%Frequent mental distress
21.3%Any disability

Analysis

What drives eviction risk in San Tomas

What moves this score most is rent-control risk at 9.5/10. That part comes from the wider legal climate rather than the tract itself. Statewide and court-level factors such as eviction-process speed and rent-control exposure are inherited from Los Gatos, while the economic and supply signals are measured at the tract level.

Set against its neighbors, this tract scores about the same as the Santa Clara County average of 5.4 and below the California statewide average of 6.1. Within its own county it reads on the riskier side for landlords.

In CDC survey modeling, about 6.7% of adults here said they could not pay rent or mortgage at some point in the past year, and 3.4% faced a utility shutoff threat, a common early warning before a filing.

The tract is White and Asian and ranks around the 15th percentile nationally on the CDC Social Vulnerability Index, a measure of how exposed residents are to housing and economic shocks. That is a relatively low-vulnerability reading.

For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.

Frequently asked

About tract 06085506603

What is the eviction-risk score for census tract 06085506603?

Census tract 06085506603 in the San Tomas neighborhood scores 4/10 (Moderate tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.

What is the average rent in tract 06085506603?

Median gross rent is $3,501/month (ACS 5-year 2023, table B25064). 27% of renter households are cost-burdened.

What is the poverty rate in tract 06085506603?

6.6% of residents in tract 06085506603 live below the federal poverty line (ACS B17001, 2023). Population: 4,252.

How socially vulnerable is tract 06085506603?

CDC Social Vulnerability Index ranks this tract in the 15th percentile nationally. Sub-themes: socioeconomic 11th, household 36th, minority 69th, housing 14th.

Is tract 06085506603 considered part of San Tomas?

Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 06085506603 fall within San Tomas (neighborhood centroid within 1.0 miles, OSM data).

What share of households in tract 06085506603 struggle to pay rent?

About 6.7% of adults in this tract reported housing insecurity (could not pay rent or mortgage in the past 12 months), per the CDC PLACES 2023 model-based small-area estimate. 3.4% also reported utility shutoff threats, a frequent precursor to eviction filings.

How does tract 06085506603 compare to Los Gatos overall?

Tract 06085506603 scores 4/10, lower than the parent city of Los Gatos at 7.9/10. City-scale signals (state law, local rent controls, court bias) are inherited from Los Gatos; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.

Sibling tracts

Highest-risk tracts in Los Gatos

Top eight tracts in Los Gatos ranked by composite eviction-risk score.