Within neighborhood
100
th percentile
Very High
Neighborhood · Ranked #31,049 of 84,120 nationally
Keegans Glen Eviction Risk: Moderate , Houston
Tract 48201453403 · Harris, TX · pop 4,096 · neighborhood within 0.4 mi
48201453403 is a census tract in the Keegans Glen area of Houston, TX. It scores 5.1/10 for landlords. Population here is 4,096. The score leans hardest on economic stress at 10/10.
Risk score
5.1
Moderate
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 42%
Stable renters 34%
Owners 24%
Tract context
Occupied units1,504
Renter share76.5%
SVI overall0.97
Poverty rate41.7%
Median income$33,427
Percentile rank
Higher percentile = riskier than more peers.Within parent city
90
th percentile
Very High
Within county
77
th percentile
High
Within state
92
th percentile
Very High
Geographic context
Risk heat across Houston and the region
Centroid at 29.6698, -95.5851 · click any tract to drill in
Why Keegans Glen scores 5.1
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Houston
5.5
Regional political climate
2024 county presidential margin
5.7
State political climate
Texas legislature & governorship
1.5
Economic stress
41.7% poverty · this tract
10.0
Supply constraint
$1,024 rent vs county FMR
1.7
Rent control risk
Inherited from Houston
1.0
Eviction process difficulty
State law sets the calendar
3.5
Tenant organizing strength
Inherited from Houston
3.5
Housing court bias
Inherited from Houston
2.5
How Keegans Glen compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 97
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 98%Socioeconomic
- 83%Household composition
- 96%Racial/ethnic minority
- 88%Housing & transportation
Eviction filings
Court-record eviction history
Court-validated eviction filings collected from county clerks and consolidated by the Eviction Lab at Princeton University. Filing rate is filings per 100 renter households.1
Historic baseline (2000–2018)
- 1,806Total filings over 7 yrs
- 29.92%Avg annual filing rate
- 49.2%Peak (2010)
- 96Filings in 2015 (latest validated)
Filings dropped 61% over the past 7 months.
Pandemic-era tracking (2020–2021)
- 677Total filings 2020-21
- 8.8Avg monthly (observed)
- 17.3Pre-pandemic baseline
- 0.51×Ratio to baseline
Pandemic filings ran far below baseline (moratorium effect). Eviction Lab tracked Houston, TX as part of its 34-metro Eviction Tracking System.
Comparable tracts
Census tracts with similar eviction risk
Within Keegans Glen. Closest by Eviction Risk Score.
Analysis
What drives eviction risk in Keegans Glen
Severe burden reaches 34%. Those are renters paying half their income or more, and that is where non-payment filings originate. The poverty rate is 42%. Judgments in high-poverty tracts are collectible far less often than filing counts suggest.
On the softer side, rent-regulation exposure reads 1/10. Adults with no health insurance runs 30.3% against 11.3% nationally.
Annualized rent equals 37% of average household income of $33,427, past the 30% affordability line, which thins the margin any screening standard has to work with. This is renter territory: 77% of occupied units are tenant-occupied. Running cool, state political climate reads 1.5/10.
Average gross rent is $1,024, 25% below the Houston average. It sits 1.1 points above the Harris County average of 4.0. Against Harris County at 49.5%, 55% of renters here are cost-burdened.
Court records carry 1,806 eviction filings across 7 observed years. Filings peaked in 2010 at 49.2% of renter households.
All figures here are ACS 5-year estimates for this tract, refreshed as the underlying releases land.
Frequently asked
About tract 48201453403
Q1
What is the eviction-risk score for census tract 48201453403?
Census tract 48201453403 in the Keegans Glen neighborhood scores 5.1/10 (Moderate tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.
Q2
What is the average rent in tract 48201453403?
Median gross rent is $1,024/month (ACS 5-year 2023, table B25064). 55% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 48201453403?
41.7% of residents in tract 48201453403 live below the federal poverty line (ACS B17001, 2023). Population: 4,096.
Q4
How socially vulnerable is tract 48201453403?
CDC Social Vulnerability Index ranks this tract in the 97th percentile nationally. Sub-themes: socioeconomic 98th, household 83th, minority 96th, housing 88th.
Q5
Is tract 48201453403 considered part of Keegans Glen?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 48201453403 fall within Keegans Glen (neighborhood centroid within 0.4 miles, OSM data).
Q6
How many evictions are filed each year in tract 48201453403?
Princeton Eviction Lab recorded 1,806 eviction filings across 7 validated years in tract 48201453403 (2000-2018). The average annual filing rate is 29.92% of renter households, peaking at 49.2% in 2010. Source: Eviction Lab tract-validated 2024 release.
Q7
Did eviction filings in tract 48201453403 drop during COVID?
Pandemic-era filings ran 0.51× the pre-COVID monthly baseline. Filings dropped sharply, likely a moratorium effect. Tracked by the Eviction Lab Eviction Tracking System (Houston eviction risk, TX), 2020-2021.
Q8
How does tract 48201453403 compare to Houston overall?
Tract 48201453403 scores 5.1/10, higher than the parent city of Houston at 3.7/10. City-scale signals (state law, local rent controls, court bias) are inherited from Houston eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Houston
Top eight tracts in Houston ranked by composite eviction-risk score.
Tract · TX
Chinatown
5.1
/ 10 · Moderate
Tract · TX
Village of Oak Forest
5.1
/ 10 · Moderate
Tract · TX
Melrose Park
5.1
/ 10 · Moderate
Tract · TX
Washington Terrace
5.1
/ 10 · Moderate
Tract · TX
Brookhaven
5.1
/ 10 · Moderate
Tract · TX
Briargrove
5.1
/ 10 · Moderate
Tract · TX
Westwood South
5.1
/ 10 · Moderate
Tract · TX
Westwood South
5.1
/ 10 · Moderate
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