Model Architecture·Public atlas framework

Methodology

The TractSignal methodology layer defines how raw records become usable neighborhood intelligence: normalization, scoring logic, cadence handling, inference layers, and the caveats that shape each metric read.

Modeled metrics

Framework status

Atlas-active

Open map Signal network

populationAnnual

Population

Total tract population from the tract baseline 2020-2024 5-year release, with prior annual releases retained for trend context.

⚠tract baseline values are survey estimates and should be interpreted directionally, especially in smaller tracts.

TractSignal demographic baseline layerAnnual logic cycle · framework current

median_ageAnnual

Median age

Median age from the tract baseline tract age distribution tables.

⚠Median age is a summary statistic and can hide wide age dispersion inside a tract.

TractSignal demographic baseline layerAnnual logic cycle · framework current

median_incomeAnnual

Median household income

Median household income from the official tract baseline tract tables, with neighborhood rollups weighted by tract population.

⚠Median income estimates can move sharply between releases in smaller or changing tracts.

TractSignal demographic baseline layerAnnual logic cycle · framework current

market_rentMonthly

Market rent

Modeled rent context linked into tract-level analysis through the TractSignal housing inference stack and exposed as directional neighborhood market context.

⚠This is directional market context rather than a parcel-level or tract-native transaction surface and should be read as nearby market signal, not exact pricing.

TractSignal housing intelligence engineMonthly logic cycle · framework current

home_price_indexMonthly

Home price index

Modeled home-value context linked into tract-level analysis through the TractSignal housing inference stack and exposed as directional owner-market context.

⚠This is directional market context rather than a parcel-level or tract-native transaction surface and should be read as nearby market signal, not exact pricing.

TractSignal housing intelligence engineMonthly logic cycle · framework current

rent_vs_own_deltaWeekly

Rent vs own delta

Directional affordability spread estimated from the housing inference stack and current mortgage rate benchmarks.

⚠This is a directional affordability read, not a full underwriting model, and excludes several ownership cost components.

TractSignal housing intelligence engineWeekly logic cycle · framework current

sale_price_growth_5yMonthly

Home price index

Modeled home-value context linked into tract-level analysis through the TractSignal housing inference stack and exposed as directional owner-market context.

⚠This is directional market context rather than a parcel-level or tract-native transaction surface and should be read as nearby market signal, not exact pricing.

TractSignal integrated methodology layerMonthly logic cycle · framework current

retail_placesMonthly

Retail places

Commercial place inventory grouped into tracts at the latest available release and used as a retail activity baseline.

⚠Retail metrics are signal layers, not licensed business registries or vacancy inventories, and can include reclassification or inventory cleanup between releases.

TractSignal commercial intelligence meshMonthly logic cycle · framework current

premium_retail_shareMonthly

Premium retail share

Retail mix share derived from TractSignal commercial classification logic across the current tract-level business inventory.

⚠Retail metrics are signal layers, not licensed business registries or vacancy inventories, and can include reclassification or inventory cleanup between releases.

TractSignal commercial intelligence meshMonthly logic cycle · framework current

value_retail_shareMonthly

Low-income retail share

Retail mix share derived from TractSignal commercial classification logic across the current tract-level business inventory.

⚠Retail metrics are signal layers, not licensed business registries or vacancy inventories, and can include reclassification or inventory cleanup between releases.

TractSignal commercial intelligence meshMonthly logic cycle · framework current

net_retail_openings_12mMonthly

Net retail openings

Snapshot-to-snapshot business turnover inferred from recurring commercial inventory releases and grouped to tract level.

⚠Retail metrics are signal layers, not licensed business registries or vacancy inventories, and can include reclassification or inventory cleanup between releases.

TractSignal commercial intelligence meshMonthly logic cycle · framework current

retail_churn_12mMonthly

Retail churn

Snapshot-to-snapshot business turnover inferred from recurring commercial inventory releases and grouped to tract level.

⚠Retail metrics are signal layers, not licensed business registries or vacancy inventories, and can include reclassification or inventory cleanup between releases.

TractSignal commercial intelligence meshMonthly logic cycle · framework current

retail_diversity_indexMonthly

Retail diversity index

Normalized Shannon entropy across five curated retail category buckets, scaled from 0 to 100.

⚠Retail metrics are signal layers, not licensed business registries or vacancy inventories, and can include reclassification or inventory cleanup between releases.

TractSignal commercial intelligence meshMonthly logic cycle · framework current

retail_transition_pressureAnnual

Retail transition pressure

Composite neighborhood change signal blending commercial activity, permits, housing movement, and education context.

⚠Retail metrics are signal layers, not licensed business registries or vacancy inventories, and can include reclassification or inventory cleanup between releases.

TractSignal commercial intelligence meshAnnual logic cycle · framework current

poverty_rateAnnual

Poverty rate

Share of tract residents below the poverty line, derived from tract baseline poverty tables.

⚠Poverty estimates are survey-based and can be volatile in smaller tracts.

TractSignal demographic baseline layerAnnual logic cycle · framework current

householdsAnnual

Households

Occupied housing units from tract baseline table B25003, used as a tract household count proxy.

⚠This tracks occupied households, not total housing inventory.

TractSignal demographic baseline layerAnnual logic cycle · framework current

vacancy_rateAnnual

Vacancy rate

Share of total housing units that are vacant, derived from tract baseline table B25002 vacant units divided by total housing units.

⚠tract baseline vacancy estimates are survey-based and can move around in smaller tracts.

TractSignal demographic baseline layerAnnual logic cycle · framework current

owner_occupancy_rateAnnual

Owner occupancy

Share of occupied housing units that are owner-occupied, derived from tract baseline table B25003.

⚠This is a tenure share, not a direct measure of long-term resident stability.

TractSignal demographic baseline layerAnnual logic cycle · framework current

family_household_shareAnnual

Family household share

Share of occupied households classified as family households, derived from tract baseline table B11003 family households divided by total households.

⚠Family household status is descriptive household composition, not a quality judgment.

TractSignal demographic baseline layerAnnual logic cycle · framework current

persons_per_householdAnnual

Persons per household

Average persons per occupied household from tract baseline table B25010.

⚠Average household size does not distinguish family and non-family households.

TractSignal demographic baseline layerAnnual logic cycle · framework current

owner_occupied_valueAnnual

Owner-occupied home value

Median value of owner-occupied housing units from tract baseline table B25077.

⚠This is a self-reported tract baseline estimate, not an appraisal or transaction price series.

TractSignal demographic baseline layerAnnual logic cycle · framework current

foreign_born_shareAnnual

Foreign-born share

Share of tract residents who are foreign-born, derived from tract baseline table B05002.

⚠Nativity is descriptive context and should not be treated as a neighborhood quality score.

TractSignal demographic baseline layerAnnual logic cycle · framework current

college_educated_shareAnnual

College-educated share

Share of residents 25+ with a bachelor degree or higher, derived from tract baseline table B15003.

⚠This is an attainment share, not a direct measure of occupation, earnings, or household wealth.

TractSignal demographic baseline layerAnnual logic cycle · framework current

renter_shareAnnual

Renter household share

Share of occupied housing units that are renter-occupied, derived from tract baseline table B25003.

⚠Household tenure is distinct from resident mobility; high renter share does not automatically imply high turnover.

TractSignal housing intelligence engineAnnual logic cycle · framework current

minority_shareAnnual

Minority share

Share of tract residents who are not counted in the white-alone tract baseline race tabulation, derived from B02001 total minus white-alone counts.

⚠This is a descriptive race-composition trend and does not encode ethnicity overlap in the same way as the inspector race mix labels.

TractSignal demographic baseline layerAnnual logic cycle · framework current

race_white_shareAnnual

White share

Share of tract residents identified as white in the latest tract baseline tract snapshot used for the map.

⚠Race and ethnicity categories overlap differently across Census tables; these shares are presented as descriptive context rather than exclusive rankings.

TractSignal demographic baseline layerAnnual logic cycle · framework current

race_black_shareAnnual

Black share

Share of tract residents identified as black in the latest tract baseline tract snapshot used for the map.

⚠Race and ethnicity categories overlap differently across Census tables; these shares are presented as descriptive context rather than exclusive rankings.

TractSignal demographic baseline layerAnnual logic cycle · framework current

race_latino_shareAnnual

Latino share

Share of tract residents identified as Hispanic or Latino in the latest tract baseline tract snapshot used for the map.

⚠Latino is an ethnicity category and can overlap with race categories in source Census tables.

TractSignal demographic baseline layerAnnual logic cycle · framework current

race_asian_shareAnnual

Asian share

Share of tract residents identified as Asian in the latest tract baseline tract snapshot used for the map.

⚠Race and ethnicity categories overlap differently across Census tables; these shares are presented as descriptive context rather than exclusive rankings.

TractSignal demographic baseline layerAnnual logic cycle · framework current

race_multiracial_shareAnnual

Multiracial share

Share of tract residents identified as multiracial in the latest tract baseline tract snapshot used for the map.

⚠This depends on source crosswalk logic inside the tract baseline extract and should be treated as descriptive context.

TractSignal demographic baseline layerAnnual logic cycle · framework current

violent_crime_rateMixed

Violent crime rate

Violent crime rate per 1,000 residents from qualified local incident feeds where active, otherwise annual federal city or county baseline context assigned to covered tracts.

⚠Coverage level varies by state and city. Local incident feeds are more granular than federal annual fallback baselines.

TractSignal safety signal frameworkMixed logic cycle · framework current

property_crime_rateMixed

Property crime rate

Property crime rate per 1,000 residents from qualified local incident feeds where active, otherwise annual federal city or county baseline context assigned to covered tracts.

⚠Coverage level varies by state and city. Local incident feeds are more granular than federal annual fallback baselines.

TractSignal safety signal frameworkMixed logic cycle · framework current

building_permits_12mLocal

Building permits

Count of residential and commercial permits where local permit feeds are active, plus available annual history and permit class detail.

⚠Detailed permit coverage is not available in every state. Permit counts indicate formal filings, not completed construction or occupied units.

TractSignal development activity layerLocal logic cycle · framework current

housing_choice_voucher_shareMonthly

Housing choice voucher share

HUD-published tract voucher counts paired with annual renter-household estimates to preserve a historical annual Section 8 share series.

⚠HUD suppresses tracts with 10 or fewer voucher holders to protect confidentiality.

TractSignal integrated methodology layerMonthly logic cycle · framework current

assisted_housing_unitsQuarterly

Assisted housing units

HUD USER count of assisted housing units in the tract from the latest tract extract.

⚠This is a unit count across HUD programs, not a rate or occupancy-adjusted concentration measure.

TractSignal integrated methodology layerQuarterly logic cycle · framework current

public_school_countAnnual

Public school count

Count of open public schools from the NCES CCD school universe file after address geocoding and tract assignment.

⚠Tract assignment depends on address geocoding accuracy, and some schools may be excluded when a usable location match is unavailable.

TractSignal institutional performance layerAnnual logic cycle · framework current