West Hills Number 2 Eviction Risk: Lower

The main counterweight is economic stress, at 1.2/10. Running cool is rent-regulation exposure, at 1.5/10.

At $1,892 a month, rents sit 26% over what the rest of West Valley City commands. Severe burden reaches 10%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears.

Well under the midpoint is housing-court posture, at 3/10. 17.5% of adults carry no health insurance against 11.3% nationally, a common route into sudden unpayable debt. That places it #7 of 10 neighborhoods in West Valley City.

Only 10% of units are renter-occupied. Rental comparables are thin here; price renewals off the nearest genuine rental sub-market rather than off surrounding sale prices. For a like-for-like read, Jonesdale and Merry Lane score within a fraction of it.

Rent takes 19% of average household income, comfortably inside the 30% line and unusually low for a rental sub-market. Poverty sits at 5%, low enough that arrears here usually reflect a specific shock rather than a structural income gap. Its 2 tracts score within 0 points of one another, so the area figure travels well to individual addresses.

The area figure travels well to individual addresses here, though the per-tract table below still carries the detail. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.