11 census tracts · pop 37,484 · pop-weighted Eviction Risk Score 4.4/10
· range 3–5.1
Brays Oaks is a 11-tract suburb of Houston, TX, population 37,484. It carries an Eviction Risk Score of 4.4/10, in the Moderate tier. Against a Houston baseline of 32.1%, 45% of renters here cross the 30%-of-income line.
The main counterweight is rent-regulation exposure, at 1/10. Scores across the 11 constituent tracts range from 3 to 5.1. A 2.1-point internal spread means block-level underwriting beats area-level here.
The severe-burden share is 21%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay. The poverty rate is 23%. Judgments in high-poverty tracts are collectible far less often than the filing statistics suggest.
On the softer side is housing-court posture, at 2.5/10. Filings are well documented here: 2,195 across 4 observed tracts. Average gross rent is $1,169, 14% below the Houston average of $1,361.
The worst year on record was 2013, when filings touched 45.2% of renter households. The most recent observed rate, 13.6% in 2015, is well off that peak.
Among the 397 mapped neighborhoods of Houston, it ranks #99 by risk, the upper third. For a like-for-like read, High Oaks and Houmont Park score within a fraction of it. Social vulnerability runs high at 8.4/10, concentrating the disaster- and displacement-exposure this model treats as a lagging risk input.
Annual rent works out to 24% of average household income of $57,906.
Underwrite the address, not the area: with 2.1 points between its best and worst tract, the per-tract table below is the operative number. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.
Risk score
4.4
Moderate
11 tracts · population-weighted
Brays Oaks vs HoustonHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority90%ile
Hispanic + non-white share of population
Housing & transport59%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
Q1
What is the eviction-risk score for Brays Oaks?
Brays Oaks scores 4.4/10 (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.
Q2
How does Brays Oaks compare to Houston overall?
Brays Oaks scores 0.7 points higher than Houston overall (3.7/10). Renters spend 45% of income on rent vs 32% citywide. Average rent: $1,169 vs $1,361.
Q3
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.
Q4
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.
Q5
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.
Q6
Which tracts in Brays Oaks have the highest eviction risk?
The highest-risk constituent tract in Brays Oaks is census tract 48201423204 (score 5.1/10). Across the 11 tracts in this neighborhood the score ranges from 3 to 5.1, a spread of 2.1 points.
Q7
How safe is Brays Oaks for landlords?
Brays Oaks carries a moderate-tier eviction-risk profile for landlords (4.4/10). 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 (3.7/10), this neighborhood is higher-risk.
Q8
What is the demographic breakdown of Brays Oaks?
Brays Oaks has 37,166 residents. Top groups: Black (non-Hispanic) (40.7%), Hispanic / Latino (36%), White (non-Hispanic) (13.1%). Source: ACS 5-year 2023, table B03002.
