Emerald Court Eviction Risk: Elevated

Against a Auburn baseline of 32.5%, 72% of renters here cross the 30%-of-income line. Annualized rent equals 51% of average household income here, past the 30% affordability line, which compresses the margin any screening standard has to work with.

92% of occupied units are rented, so comparables are plentiful and vacancy risk is low, but a mispriced renewal loses the tenant to a building two streets over. The clearest offset is supply constraint, at 1/10. Average gross rent is $1,251, 30% below the Auburn average of $1,786.

Sitting well above the midpoint is tenant-organizing strength at 7.9/10. The poverty rate is 21%. Judgments in high-poverty tracts are collectible far less often than the filing statistics suggest. The filing record is not thin: 120 evictions logged in this tract.

Running hot is rent-regulation exposure at 7.3/10. Filing activity peaked in 2004 at 2.7% of renter households.

Recent filings have not receded much: 1.9% in 2013 against a 2.7% peak. Among the 10 mapped neighborhoods of Auburn, it ranks #1 by risk, the upper third. Social vulnerability runs high at 9.3/10, concentrating the disaster- and displacement-exposure this model treats as a lagging risk input.

One tract means one number: 7.8/10 applies directly to any address inside the boundary. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.