The Willows Eviction Risk: Moderate , Pine Hills

27% are severely burdened past the 50% mark. That cohort absorbs no shock: one repair bill or one cut shift converts straight into arrears. What pushes it up most is tenant-organizing strength at 8.6/10.

Annualized rent equals 37% of average household income of $43,597, past the 30% affordability line, which thins the margin any screening standard has to work with. Running cool, state political climate reads 1.5/10. Running hot, rent-regulation exposure reads 8.5/10.

It sits 1.6 points above the Orange County average of 4.2. Adults with no health insurance runs 23.4% against 11.3% nationally.

The poverty rate is 20%, which in this model reads as reduced rent-recovery odds after a judgment. Court records carry 1,562 eviction filings across 9 observed years.

Average gross rent is $1,335, 13% below the Pine Hills average. The worst year on record was 2006, when 25.9% of renter households were served. In a typical year about 16.8% of renter households face a filing.

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