Neighborhood · Houston, TX

Spring Branch East Eviction Risk: Moderate

5 census tracts · pop 15,328 · pop-weighted Eviction Risk Score 4.6/10 · range 3–5.1

Spring Branch East is a 5-tract suburb of Houston, TX, population 15,328. The Eviction Risk Score is 4.6/10, in the Moderate tier. Cost burden runs 54% against 32.1% citywide, putting Spring Branch East 21.9% over its own city.

Pulling the other way is rent-regulation exposure, at 1/10. Severe burden reaches 28%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears.

Scores across the 5 constituent tracts range from 3 to 5.1. A 2.1-point internal spread means block-level underwriting beats area-level here. The poverty rate is 28%, which shows up in this model as reduced rent-recovery odds after a judgment. On the softer side is housing-court posture, at 2.5/10.

Filings are well documented here: 396 across 2 observed tracts. Filing activity peaked in 2014 at 8.5% of renter households.

The most recent observed rate, 3.9% in 2015, is well off that peak. Average gross rent is $1,264, 7% below the Houston average of $1,361.

That places it #76 of 397 neighborhoods in Houston. Social vulnerability runs high at 8.7/10, concentrating the disaster- and displacement-exposure this model treats as a lagging risk input.

Annual rent works out to 23% of average household income of $65,790. 54% of occupied units are renter-occupied.

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. Scores move when the ACS release, the court-record feed, or the statute ledger behind them moves.

Risk score

4.6

Moderate

5 tracts · population-weighted

Spring Branch East vs Houston How this neighborhood stacks against the citywide average

% of income on rent

54.0% +68%

Houston: 32.1%

Average gross rent

$1,264 -7%

Houston: $1,361

Average HH income

$65,790 +5%

Houston: $62,894

Poverty rate

28.2% +43%

Houston: 19.7%

Renter share

54.3% -6%

Houston: 57.9%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Spring Branch East and the region

Click any tract to drill in · 5 tracts span score 3–5.1

Why Spring Branch East scores 4.6

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

54% 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

54% 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

28.2% below poverty line · Range 2.7–10.0 across tracts

6.8

Supply constraint

Rent-to-FMR gap & zoning friction · Range 1.9–5.5 across tracts

3.3

Risk score comparison

Spring Branch East vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Spring Branch East?

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

Score distribution

0246810

Spread of 2.1 points from 3 to 5.1. This neighborhood crosses multiple risk tiers, so block-by-block conditions vary substantially.

Tracts as heat grid

5.1 5.1 5.1 4.9 3.0

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

Census tracts

5 tracts in Spring Branch East

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48201520400	5.1	3,792	50%	$1,052
48201520501	5.1	3,609	72%	$1,600
48201520301	5.1	2,208	37%	$1,236
48201520302	4.9	2,624	53%	$1,182
48201520200	3	3,095	51%	$1,219

Social Vulnerability Index

CDC SVI percentile: 85

Pop-weighted across 5 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 61%ile

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

Racial/ethnic minority 82%ile

Hispanic + non-white share of population

Housing & transport 84%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Spring Branch East

Aggregated across 2 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

396Total filings (sum)
4.31%Avg annual filing rate
8.5%Peak year (2014)
3.92%Latest filed (2015)

Pandemic-era tracking (2020–2021)

1,239Total filings 2020-21
3.5Avg monthly observed
2.0Pre-pandemic baseline
1.63×Ratio to baseline

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

Frequently asked

About Spring Branch East

What is the eviction-risk score for Spring Branch East?

Spring Branch East scores 4.6/10 (Moderate tier) across 5 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 Spring Branch East compare to Houston overall?

Spring Branch East scores 0.9 points higher than Houston overall (3.7/10). Renters spend 54% of income on rent vs 32% citywide. Average rent: $1,264 vs $1,361.

What is the average rent in Spring Branch East?

Average gross rent in Spring Branch East is $1,264/month (pop-weighted across 5 census tracts, ACS 5-year 2023). 54% of renter households are cost-burdened.

What percentage of Spring Branch East residents are renters?

54% of Spring Branch East households are renter-occupied (vs 58% in Houston). The neighborhood has 15,328 residents.

Is Spring Branch East a high social-vulnerability area?

Spring Branch East sits in the 85th 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 Spring Branch East have the highest eviction risk?

The highest-risk constituent tract in Spring Branch East is census tract 48201520400 (score 5.1/10). Across the 5 tracts in this neighborhood the score ranges from 3 to 5.1, a spread of 2.1 points.

How safe is Spring Branch East for landlords?

Spring Branch East carries a moderate-tier eviction-risk profile for landlords (4.6/10). Pop-weighted across 5 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.

What is the demographic breakdown of Spring Branch East?

Spring Branch East has 15,665 residents. Top groups: Hispanic / Latino (61.7%), White (non-Hispanic) (24.6%), Black (non-Hispanic) (5.4%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Spring Branch East

4.5 Spring Branch 9 tracts · pop 30,895 3.9 Timbergrove Manor Section 13 4 tracts · pop 12,624 4 Village of Oak Forest 5 tracts · pop 19,070 3 Tanglewood 8 tracts · pop 20,312 3.7 Candlelight Place 3 tracts · pop 11,638 4.7 Neuen Manor 10 tracts · pop 35,027

Sibling neighborhoods

Other neighborhoods inside Houston

Same parent city, ranked by score similarity to Spring Branch East.

4.6 East Haven 4 tracts · pop 15,273 4.6 Riverside Terrace 4 tracts · pop 12,752 4.6 Parkridge 4 tracts · pop 19,622 4.6 Neuen Manor 10 tracts · pop 35,027 4.6 Westbranch 1 tracts · pop 1,893 4.6 Braeburn 6 tracts · pop 19,951

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