Neighborhood · Lilburn, GA

Beaver Hills Eviction Risk: Moderate

3 census tracts · pop 14,419 · pop-weighted Eviction Risk Score 5.6/10 · range 5–5.8

Beaver Hills is a 3-tract neighborhood of Lilburn, GA and houses 14,419 people. It carries an Eviction Risk Score of 5.6/10, in the Moderate tier. Cost burden runs about three-quarters against 33.5% citywide, putting Beaver Hills 41.5% over its own city.

Set annual rent against average household income of $52,597 and the ratio lands at 37%, above the conventional 30% ceiling. Severe burden reaches 25%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears. The main counterweight is eviction-process difficulty, at 2.3/10.

CDC survey data puts housing insecurity at 24.4% of adults, against 14.2% nationally. Running hot is housing-court posture at 7.5/10.

Food insecurity affects 30.2% of adults, 12.4 points above the national rate. The poverty rate is 19%. Judgments in high-poverty tracts are collectible far less often than the filing statistics suggest.

Court records for this tract carry 1,207 eviction filings. Filing activity peaked in 2012 at 41.1% of renter households. On the high side is tenant-organizing strength at 7/10.

At $1,601 a month, rents sit 10% under what the rest of Lilburn commands. The most recent observed rate, 21.1% in 2016, is well off that peak.

That places it #3 of 10 neighborhoods in Lilburn.

The area figure travels well to individual addresses here, though the per-tract table below still carries the detail. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.

Risk score

5.6

Moderate

3 tracts · population-weighted

Beaver Hills vs Lilburn How this neighborhood stacks against the citywide average

% of income on rent

75.0% +124%

Lilburn: 33.5%

Average gross rent

$1,601 -10%

Lilburn: $1,778

Average HH income

$52,597 -8%

Lilburn: $57,266

Poverty rate

18.5% -26%

Lilburn: 25.1%

Renter share

46.5% +20%

Lilburn: 38.6%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Beaver Hills and the region

Click any tract to drill in · 3 tracts span score 5–5.8

Why Beaver Hills scores 5.6

9 axes · pop-weighted · 1 = landlord-friendly

State political climate

legislature & governorship · Range 2.0–2.0 across tracts

2.0

Regional political climate

County-level mix · 2024 presidential margin · Range 5.9–5.9 across tracts

5.9

Local political climate

Parent city governance · Range 2.0–6.3 across tracts

5.2

Rent control risk

75% of income on rent · Range 2.0–8.2 across tracts

6.6

Eviction process difficulty

State notice requirements & court backlog · Range 1.4–5.0 across tracts

2.3

Tenant organizing strength

47% renter households · Range 4.0–8.0 across tracts

7.0

Housing court bias

County bench composition · Range 5.0–8.4 across tracts

7.5

Economic stress

18.5% below poverty line · Range 3.3–5.6 across tracts

4.6

Supply constraint

Rent-to-FMR gap & zoning friction · Range 3.4–4.7 across tracts

3.7

Risk score comparison

Beaver Hills vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Beaver Hills?

Left: distribution of constituent tract scores. Right: every tract as a heat square. Click any square to drill in.

Score distribution

0246810

Spread of 0.8 points from 5 to 5.8. Tracts are relatively uniform, so conditions feel similar throughout the neighborhood.

Tracts as heat grid

5.8 5.8 5.0

Each square = one census tract. Color tracks the same green→red ramp as the chloropleth map above.

Census tracts

3 tracts in Beaver Hills

Ranked highest-risk first. Click for per-tract detail.

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
13135050440	5.8	7,705	81%	$1,540
13135050435	5.8	3,076	65%	$1,557
13135050454	5	3,638	72%	$1,766

Social Vulnerability Index

CDC SVI percentile: 73

Pop-weighted across 3 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 89%ile

Poverty, unemployment, no-HS-diploma, housing cost burden

Household characteristics 47%ile

Single-parent HH, disability, language barriers, age 17- / 65+

Racial/ethnic minority 89%ile

Hispanic + non-white share of population

Housing & transport 39%ile

Multi-unit structures, mobile homes, crowding, no vehicle

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Beaver Hills

Aggregated across 1 validated constituent tract. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

1,207Total filings (sum)
24.12%Avg annual filing rate
41.1%Peak year (2012)
21.06%Latest filed (2016)

Pandemic-era tracking (2020–2021)

2,180Total filings 2020-21
8.3Avg monthly observed
0.0Pre-pandemic baseline
0.00×Ratio to baseline

Pandemic filings ran far below baseline. Tracked under Eviction Lab Eviction Tracking System (Atlanta, GA).

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Beaver Hills

Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.

25.4%Housing insecurity
15.0%Utility shutoff threat
32.3%Food insecurity
25.0%SNAP enrollment
29.7%No health insurance
34.0%Any disability

Frequently asked

About Beaver Hills

What is the eviction-risk score for Beaver Hills?

Beaver Hills scores 5.6/10 (Moderate tier) across 3 census tracts. The pop-weighted Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income and poverty signals.

How does Beaver Hills compare to Lilburn overall?

Beaver Hills scores 1.2 points higher than Lilburn overall (4.4/10). Renters spend 75% of income on rent vs 34% citywide. Average rent: $1,601 vs $1,778.

What is the average rent in Beaver Hills?

Average gross rent in Beaver Hills is $1,601/month (pop-weighted across 3 census tracts, ACS 5-year 2023). 75% of renter households are cost-burdened.

What percentage of Beaver Hills residents are renters?

47% of Beaver Hills households are renter-occupied (vs 39% in Lilburn). The neighborhood has 14,419 residents.

Is Beaver Hills a high social-vulnerability area?

Beaver Hills sits in the 73rd percentile nationally on the CDC Social Vulnerability Index (moderately vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

Which tracts in Beaver Hills have the highest eviction risk?

The highest-risk constituent tract in Beaver Hills is census tract 13135050440 (score 5.8/10). Across the 3 tracts in this neighborhood the score ranges from 5 to 5.8, a spread of 0.8 points.

How safe is Beaver Hills for landlords?

Beaver Hills carries a moderate-tier eviction-risk profile for landlords (5.6/10). Pop-weighted across 3 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Lilburn as a whole (4.4/10), this neighborhood is higher-risk.

What is the demographic breakdown of Beaver Hills?

Beaver Hills has 14,812 residents. Top groups: Hispanic / Latino (53.5%), Asian (non-Hispanic) (17.7%), Black (non-Hispanic) (15%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Beaver Hills

5.7 Arrowind 3 tracts · pop 9,926 5.1 Wyloway 2 tracts · pop 8,705 4.8 Stonewood 3 tracts · pop 9,851 4.7 Covered Bridge 4 tracts · pop 18,738 3.8 Four Winds 2 tracts · pop 9,095 5.7 Oakbrook Station 3 tracts · pop 11,307

Sibling neighborhoods

Other neighborhoods inside Lilburn

Same parent city, ranked by score similarity to Beaver Hills.

5.7 Arrowind 3 tracts · pop 9,926 5.8 Brentwood Downs 1 tracts · pop 4,864 5.2 Wyloway 2 tracts · pop 8,705 4.7 Legends at Parkview 1 tracts · pop 3,034 4.7 Carrefour Place 1 tracts · pop 4,841 4.7 Blackwood Hills 2 tracts · pop 6,674

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