Neighborhood · Ranked #46,312 of 84,120 nationally

San Tomas Eviction Risk: Lower , Los Gatos

Tract 06085506604 · Santa Clara, CA · pop 7,362 · neighborhood within 1.0 mi

San Tomas in Los Gatos is where census tract 06085506604 sits, home to 7,362 residents. Its landlord eviction-risk score is 5.3/10. That is riskier than about 51% of US census tracts.

Rent eats 30% or more of income for 28% of renter households, a moderate level, and 15% are severely burdened at 50% or more. Average rent runs $2,852 a month against an average household income of $186,250 a year, roughly 18% of income at the averages. About 17% of occupied units are renter-occupied.

Risk score

3.7

Lower

Confidence 100% · 1–10 scale

Household mix · 100 hh

Burdened renters 5% Stable renters 13% Owners 82%

Tract context

Occupied units2,422

Renter share17.3%

SVI overall0.23

Poverty rate2.3%

Median income$186,250

Percentile rank

Higher percentile = riskier than more peers.

Geographic context

Risk heat across Los Gatos and the region

Centroid at 37.2808, -121.9867 · click any tract to drill in

Why San Tomas scores 3.7

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

2.3% poverty · this tract

1.0

Supply constraint

$2,852 rent vs county FMR

3.3

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: 23

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

2%Socioeconomic
33%Household composition
75%Racial/ethnic minority
58%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.

6.3%Housing insecurity
3.2%Utility-shutoff threat
6.5%Food insecurity
4.6%SNAP enrollment
4.2%Transit barriers
3.4%No health insurance
12.2%Frequent mental distress
19.4%Any disability

Analysis

What drives eviction risk in San Tomas

The heaviest input here 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 safer side for landlords.

In CDC survey modeling, about 6.3% of adults here said they could not pay rent or mortgage at some point in the past year, and 3.2% faced a utility shutoff threat, a common early warning before a filing.

The tract is Asian and White and ranks around the 23rd 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 06085506604

What is the eviction-risk score for census tract 06085506604?

Census tract 06085506604 in the San Tomas neighborhood scores 3.7/10 (Lower 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 06085506604?

Median gross rent is $2,852/month (ACS 5-year 2023, table B25064). 28% of renter households are cost-burdened.

What is the poverty rate in tract 06085506604?

2.3% of residents in tract 06085506604 live below the federal poverty line (ACS B17001, 2023). Population: 7,362.

How socially vulnerable is tract 06085506604?

CDC Social Vulnerability Index ranks this tract in the 23th percentile nationally. Sub-themes: socioeconomic 2th, household 33th, minority 75th, housing 58th.

Is tract 06085506604 considered part of San Tomas?

Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 06085506604 fall within San Tomas (neighborhood centroid within 1.0 miles, OSM data).

What share of households in tract 06085506604 struggle to pay rent?

About 6.3% 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. 3.2% also reported utility shutoff threats, a frequent precursor to eviction filings.

How does tract 06085506604 compare to Los Gatos overall?

Tract 06085506604 scores 3.7/10, 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.