Neighborhood · Ranked #16,850 of 84,120 nationally

Higgins Eviction Risk: Moderate , Beaumont

Tract 48245002400 · Jefferson, TX · pop 2,428 · neighborhood within 0.6 mi

How risky is the Higgins neighborhood of Beaumont for landlords? Census tract 48245002400 scores 5.4/10, the Moderate tier. It lands near the 52nd percentile nationally for landlord eviction risk.

About 47% of renters carry a rent burden of 30% of income or higher, a severe level, and 10% are severely burdened at 50% or more. The typical renter pays about $807 a month while the average household earns $39,826 a year, roughly 24% of income at the averages. Renters make up 47% of occupied homes.

Risk score

5.6

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.

Geographic context

Risk heat across Beaumont and the region

Centroid at 30.0534, -94.0941 · click any tract to drill in

Why Higgins scores 5.6

9 axes · 1 = landlord-friendly

Local 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

What moves this score most is economic stress at 6.2/10. That part is specific to this tract, computed from its own rent, income, and poverty figures. Statewide and court-level factors such as eviction-process speed and rent-control exposure are inherited from Beaumont eviction risk, while the economic and supply signals are measured at the tract level.

Set against its neighbors, this tract scores about the same as the Jefferson County average of 5.4 and above the Texas statewide average of 4.9. Within its own county it reads on the riskier side for landlords.

The tract is predominantly Black and ranks around the 91st percentile nationally on the CDC Social Vulnerability Index, a measure of how exposed residents are to housing and economic shocks. High vulnerability tends to track with higher eviction-filing rates when rents climb.

HOLC surveyors mapped this tract in the 1930s with a dominant grade of B ("Still Desirable"), above the redlined D tier. The grading still shaped decades of lending and development in the surrounding area.

For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.

Frequently asked

About tract 48245002400

What is the eviction-risk score for census tract 48245002400?

Census tract 48245002400 in the Higgins neighborhood scores 5.6/10 (Moderate tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.

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.

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.

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.

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).

How does tract 48245002400 compare to Beaumont overall?

Tract 48245002400 scores 5.6/10, higher than the parent city of Beaumont at 2.9/10. 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.

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.