Within neighborhood
50
th percentile
Moderate
Neighborhood · Ranked #37,882 of 84,120 nationally
Higgins Eviction Risk: Moderate , Beaumont
Tract 48245002400 · Jefferson, TX · pop 2,428 · neighborhood within 0.6 mi
Census tract 48245002400 covers part of the Higgins area of Beaumont, TX, and scores 4.7/10 on landlord eviction risk. Population here is 2,428. Pulling hardest the other way is rent-regulation exposure at 1/10.
Risk score
4.7
Moderate
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 22%
Stable renters 25%
Owners 53%
Tract context
Occupied units913
Renter share46.9%
SVI overall0.91
Poverty rate24.8%
Median income$39,826
Percentile rank
Higher percentile = riskier than more peers.Within parent city
70
th percentile
Elevated
Within county
64
th percentile
Elevated
Within state
77
th percentile
High
Geographic context
Risk heat across Beaumont and the region
Centroid at 30.0534, -94.0941 · click any tract to drill in
Why Higgins scores 4.7
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Beaumont
5.5
Regional political climate
2024 county presidential margin
4.9
State political climate
Texas legislature & governorship
1.5
Economic stress
24.8% poverty · this tract
6.2
Supply constraint
$807 rent vs county FMR
2.3
Rent control risk
Inherited from Beaumont
1.0
Eviction process difficulty
State law sets the calendar
3.5
Tenant organizing strength
Inherited from Beaumont
3.5
Housing court bias
Inherited from Beaumont
3.0
How Higgins compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 91
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 96%Socioeconomic
- 79%Household composition
- 91%Racial/ethnic minority
- 62%Housing & transportation
Historical context · 1930s redlining
HOLC grade: B: Still Desirable
This tract sits within an area graded by the Home Owners' Loan Corporation in the 1930s. Grade B meant middle-class areas with mortgage access. These designations suppressed minority homeownership for generations and remain a documented predictor of present-day eviction filings and rent burden.
- 0%Grade A
- 99%Grade B
- 0%Grade C
- 0%Grade D · redlined
Source: Mapping Inequality (americanpanorama.org), 1935-1940 HOLC residential security maps, aggregated to 2020 census tracts by area share. CC BY-NC-SA 4.0.
Comparable tracts
Census tracts with similar eviction risk
Within Higgins. Closest by Eviction Risk Score.
Analysis
What drives eviction risk in Higgins
Running cool, state political climate reads 1.5/10. At $807 a month, rents run 28% under what the rest of Beaumont commands. Adults with no health insurance runs 26.4% against 11.3% nationally.
On the high side, court filing pressure reads 8.2/10. The poverty rate is 25%, which in this model reads as reduced rent-recovery odds after a judgment.
Disability prevalence runs 44.1% against 31.5% nationally. Severe burden reaches 10%. Those are renters paying half their income or more, and that is where non-payment filings originate.
Against the Jefferson County average of 4.0, this tract reads riskier for landlords by 0.7 points. In the 1930s the federal Home Owners' Loan Corporation graded this ground B ("Still Desirable"). Redlining cut off mortgage credit to whole blocks for decades, and the areas graded D still carry measurably lower ownership and higher rent burden today. On the national scale it lands near the 55th percentile of the 84,120 tracts scored.
CDC social-vulnerability scoring puts the tract at 9.1/10.
All figures here are ACS 5-year estimates for this tract, refreshed as the underlying releases land.
Frequently asked
About tract 48245002400
Q1
What is the eviction-risk score for census tract 48245002400?
Census tract 48245002400 in the Higgins neighborhood scores 4.7/10 (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 48245002400?
Median gross rent is $807/month (ACS 5-year 2023, table B25064). 47% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 48245002400?
24.8% of residents in tract 48245002400 live below the federal poverty line (ACS B17001, 2023). Population: 2,428.
Q4
How socially vulnerable is tract 48245002400?
CDC Social Vulnerability Index ranks this tract in the 91th percentile nationally. Sub-themes: socioeconomic 96th, household 79th, minority 91th, housing 62th.
Q5
Is tract 48245002400 considered part of Higgins?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 48245002400 fall within Higgins (neighborhood centroid within 0.6 miles, OSM data).
Q6
How does tract 48245002400 compare to Beaumont overall?
Tract 48245002400 scores 4.7/10, higher than the parent city of Beaumont at 3.4/10. City-scale signals (state law, local rent controls, court bias) are inherited from Beaumont eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Q7
Was tract 48245002400 historically redlined?
Yes. This tract sits inside an area graded by the Home Owners' Loan Corporation in the 1930s, with a dominant grade of B. 0% of the tract's area was rated D ("Hazardous"), the redlined tier. HOLC redlining systematically denied mortgage credit to Black, immigrant, and working-class neighborhoods and remains a documented predictor of present-day eviction filings, rent burden, and homeownership gaps. Source: Mapping Inequality (americanpanorama.org), Robert K. Nelson et al.
Sibling tracts
Highest-risk tracts in Beaumont
Top eight tracts in Beaumont ranked by composite eviction-risk score.
Tract · TX
Old Town
4.8
/ 10 · Moderate
Tract · TX
48245000103
4.8
/ 10 · Moderate
Tract · TX
Higgins
4.8
/ 10 · Moderate
Tract · TX
48245002100
4.8
/ 10 · Moderate
Tract · TX
Walden
4.8
/ 10 · Moderate
Tract · TX
Higgins
4.8
/ 10 · Moderate
Tract · TX
Pine Crest
4.8
/ 10 · Moderate
Tract · TX
Zummo
4.8
/ 10 · Moderate
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