Neighborhood · Beaumont, TX

Higgins Eviction Risk: Moderate

5 census tracts · pop 13,267 · pop-weighted Eviction Risk Score 5.4/10 · range 4.7–5.7

Higgins is a black-hispanic neighborhood in Beaumont with 5 census tracts and a population of 13,267 residents. The neighborhood's pop-weighted eviction-risk score of 5.4/10 (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 15% are severely cost-burdened (≥50% of income). Average gross rent of $932/month sits 17% lower than the Beaumont citywide average ($1,121).

Risk score

5.4

Moderate

5 tracts · population-weighted

Higgins vs Beaumont How this neighborhood stacks against the citywide average

% of income on rent

44.5% +37%

Beaumont: 32.6%

Average gross rent

$932 -17%

Beaumont: $1,121

Average HH income

$47,311 -18%

Beaumont: $57,530

Poverty rate

23.8% +20%

Beaumont: 19.8%

Renter share

46.5% +4%

Beaumont: 44.7%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Higgins and the region

Click any tract to drill in · 5 tracts span score 4.7–5.7

Why Higgins scores 5.4

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 4.9–4.9 across tracts

4.9

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

47% renter households · Range 3.5–3.5 across tracts

3.5

Housing court bias

County bench composition · Range 3.0–3.0 across tracts

3.0

Economic stress

23.8% below poverty line · Range 4.1–7.2 across tracts

6.0

Supply constraint

Rent-to-FMR gap & zoning friction · Range 2.3–4.4 across tracts

3.4

Risk score comparison

Higgins vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Higgins?

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

Score distribution

0246810

Spread of 1 points from 4.7 to 5.7. Moderate variation across constituent tracts.

Tracts as heat grid

5.7 5.7 5.6 5.1 4.7

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

Census tracts

5 tracts in Higgins

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48245002500	5.7	3,667	44%	$846
48245002000	5.7	2,650	56%	$1,031
48245002400	5.6	2,428	47%	$807
48245001700	5.1	1,525	26%	$955
48245001900	4.7	2,997	43%	$1,041

Social Vulnerability Index

CDC SVI percentile: 86

Pop-weighted across 5 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 87%ile

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

Household characteristics 84%ile

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

Racial/ethnic minority 93%ile

Hispanic + non-white share of population

Housing & transport 57%ile

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

Frequently asked

About Higgins

What is the eviction-risk score for Higgins?

Higgins scores 5.4/10 (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 Higgins compare to Beaumont overall?

Higgins scores 2.5 points higher than Beaumont overall (2.9/10). Renters spend 45% of income on rent vs 33% citywide. Average rent: $932 vs $1,121.

What is the average rent in Higgins?

Average gross rent in Higgins is $932/month (pop-weighted across 5 census tracts, ACS 5-year 2023). 45% of renter households are cost-burdened.

What percentage of Higgins residents are renters?

47% of Higgins households are renter-occupied (vs 45% in Beaumont). The neighborhood has 13,267 residents.

Is Higgins a high social-vulnerability area?

Higgins sits in the 86th 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 Higgins have the highest eviction risk?

The highest-risk constituent tract in Higgins is census tract 48245002500 (score 5.7/10). Across the 5 tracts in this neighborhood the score ranges from 4.7 to 5.7, a spread of 1 points.

How safe is Higgins for landlords?

Higgins carries a moderate-tier eviction-risk profile for landlords (5.4/10). 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 Beaumont as a whole (2.9/10), this neighborhood is higher-risk.

What is the demographic breakdown of Higgins?

Higgins has 12,624 residents (Black-Hispanic Neighborhood). Top groups: Black (non-Hispanic) (52.4%), Hispanic / Latino (37.3%), White (non-Hispanic) (6.6%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Higgins

5.1 Old Town 4 tracts · pop 8,098 5 Walden 2 tracts · pop 5,647 3.7 Calder Highlands 2 tracts · pop 6,658 5.9 Pine Crest 3 tracts · pop 9,176 3.1 Calder Terrace 3 tracts · pop 13,927

Sibling neighborhoods

Other neighborhoods inside Beaumont

Same parent city, ranked by score similarity to Higgins.

5.4 Mount Evergreen 1 tracts · pop 2,754 5.2 Sunnyside 1 tracts · pop 6,282 5.2 Helbig 1 tracts · pop 3,941 5.8 Pine Crest 3 tracts · pop 9,176 4.9 Old Town 4 tracts · pop 8,098 4.9 Walden 2 tracts · pop 5,647

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