Neighborhood · Houston, TX

Brays Oaks Eviction Risk: Moderate

11 census tracts · pop 37,484 · pop-weighted Eviction Risk Score 5.1/10 · range 3.5–6.5

Brays Oaks is a black-hispanic neighborhood in Houston with 11 census tracts and a population of 37,484 residents. The neighborhood's pop-weighted eviction-risk score of 5.1/10 (Moderate tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 45% of renters here pay at least 30% of household income on rent, and 21% are severely cost-burdened (≥50% of income). Average gross rent of $1,169/month sits 14% lower than the Houston citywide average ($1,361).

Risk score

5.1

Moderate

11 tracts · population-weighted

Brays Oaks vs Houston How this neighborhood stacks against the citywide average

% of income on rent

45.2% +41%

Houston: 32.1%

Average gross rent

$1,169 -14%

Houston: $1,361

Average HH income

$57,906 -8%

Houston: $62,894

Poverty rate

22.5% +14%

Houston: 19.7%

Renter share

52.0% -10%

Houston: 57.9%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Brays Oaks and the region

Click any tract to drill in · 11 tracts span score 3.5–6.5

Why Brays Oaks scores 5.1

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

State political climate

legislature & governorship · Range 1.5–1.5 across tracts

1.5

Regional political climate

County-level mix · 2024 presidential margin · Range 5.7–5.7 across tracts

5.7

Local political climate

Parent city governance · Range 5.5–5.5 across tracts

5.5

Rent control risk

45% of income on rent · Range 1.0–1.0 across tracts

1.0

Eviction process difficulty

State notice requirements & court backlog · Range 3.5–3.5 across tracts

3.5

Tenant organizing strength

52% renter households · Range 3.5–3.5 across tracts

3.5

Housing court bias

County bench composition · Range 2.5–2.5 across tracts

2.5

Economic stress

22.5% below poverty line · Range 1.4–10.0 across tracts

5.2

Supply constraint

Rent-to-FMR gap & zoning friction · Range 1.3–7.3 across tracts

3.2

Risk score comparison

Brays Oaks vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Brays Oaks?

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

Score distribution

0246810

Spread of 3 points from 3.5 to 6.5. This neighborhood crosses multiple risk tiers, so block-by-block conditions vary substantially.

Tracts as heat grid

6.5 6.4 5.5 5.5 5.1 5.1 4.8 4.8 4.5 4.5 3.5

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

Census tracts

11 tracts in Brays Oaks

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48201423204	6.5	4,402	59%	$1,111
48201422303	6.4	2,651	54%	$988
48201422304	5.5	3,813	42%	$1,190
48201423303	5.5	1,330	36%	$1,043
48201423304	5.1	3,557	54%	$1,221
48201423203	5.1	2,145	56%	$1,074
48201423402	4.8	4,587	11%	$967
48201423201	4.8	2,957	20%	$1,676
48201423401	4.5	5,196	76%	$1,073
48201440102	4.5	4,683	57%	$1,876
48201423500	3.5	2,163	0%	—

Social Vulnerability Index

CDC SVI percentile: 82

Pop-weighted across 11 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 86%ile

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

Household characteristics 73%ile

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

Racial/ethnic minority 90%ile

Hispanic + non-white share of population

Housing & transport 59%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Brays Oaks

Aggregated across 4 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

2,195Total filings (sum)
18.70%Avg annual filing rate
45.2%Peak year (2013)
14.78%Latest filed (2015)

Pandemic-era tracking (2020–2021)

4,290Total filings 2020-21
5.5Avg monthly observed
9.1Pre-pandemic baseline
1.49×Ratio to baseline

Pandemic filings ran above baseline. Tracked under Eviction Lab Eviction Tracking System (Houston, TX).

Frequently asked

About Brays Oaks

What is the eviction-risk score for Brays Oaks?

Brays Oaks scores 5.1/10 (Moderate tier) across 11 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 Brays Oaks compare to Houston overall?

Brays Oaks scores 2.3 points higher than Houston overall (2.8/10). Renters spend 45% of income on rent vs 32% citywide. Average rent: $1,169 vs $1,361.

What is the average rent in Brays Oaks?

Average gross rent in Brays Oaks is $1,169/month (pop-weighted across 11 census tracts, ACS 5-year 2023). 45% of renter households are cost-burdened.

What percentage of Brays Oaks residents are renters?

52% of Brays Oaks households are renter-occupied (vs 58% in Houston). The neighborhood has 37,484 residents.

Is Brays Oaks a high social-vulnerability area?

Brays Oaks sits in the 82nd percentile nationally on the CDC Social Vulnerability Index (highly vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

Which tracts in Brays Oaks have the highest eviction risk?

The highest-risk constituent tract in Brays Oaks is census tract 48201423204 (score 6.5/10). Across the 11 tracts in this neighborhood the score ranges from 3.5 to 6.5, a spread of 3 points.

How safe is Brays Oaks for landlords?

Brays Oaks carries a moderate-tier eviction-risk profile for landlords (5.1/10). Pop-weighted across 11 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Houston as a whole (2.8/10), this neighborhood is higher-risk.

What is the demographic breakdown of Brays Oaks?

Brays Oaks has 37,166 residents (Black-Hispanic Neighborhood). Top groups: Black (non-Hispanic) (40.7%), Hispanic / Latino (36%), White (non-Hispanic) (13.1%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Brays Oaks

5 Maplewood South/North 6 tracts · pop 16,651 5.6 Braeburn 6 tracts · pop 19,951 6.1 Westwood South 11 tracts · pop 35,891 4.3 Westbury 7 tracts · pop 26,625 5.5 Fondren Gardens 2 tracts · pop 10,320 5.9 Bayou Place 3 tracts · pop 10,442

Sibling neighborhoods

Other neighborhoods inside Houston

Same parent city, ranked by score similarity to Brays Oaks.

5.1 Independence Heights 5 tracts · pop 13,363 5.1 Gulf Palms 7 tracts · pop 25,050 5.1 Winchester 2 tracts · pop 9,844 5.1 Spring Branch 9 tracts · pop 30,895 5.1 Houmont Park 2 tracts · pop 11,154 5.1 Cobblestone Court 3 tracts · pop 10,709

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