5 census tracts · pop 13,267 · pop-weighted Eviction Risk Score 4.4/10
· range 3.5–4.8
Higgins is a 5-tract neighborhood of Beaumont, TX and houses 13,267 people. That produces an Eviction Risk Score of 4.4/10, Moderate tier. Cost burden runs 45% against 32.6% citywide, putting Higgins 11.9% over its own city.
Pulling the other way is rent-regulation exposure, at 1/10. The poverty rate is 24%, which shows up in this model as reduced rent-recovery odds after a judgment. The severe-burden share is 15%. Those renters are past the 50% mark, and they miss rent for reasons that have nothing to do with willingness to pay.
The 5 tracts inside this boundary do not behave alike. Individual scores run 3.5 to 4.8, a 1.3-point gap wide enough that the area average misleads on any specific address. Average gross rent is $932, 17% below the Beaumont average of $1,121.
Running cool is housing-court posture, at 3/10. That places it #4 of 12 neighborhoods in Beaumont.
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 24% of average household income of $47,311. 47% of occupied units are renter-occupied.
Underwrite the address, not the area: with 1.3 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
4.4
Moderate
5 tracts · population-weighted
Higgins vs BeaumontHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority93%ile
Hispanic + non-white share of population
Housing & transport57%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Frequently asked
About Higgins
Q1
What is the eviction-risk score for Higgins?
Higgins scores 4.4/10 (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.
Q2
How does Higgins compare to Beaumont overall?
Higgins scores 1.0 points higher than Beaumont overall (3.4/10). Renters spend 45% of income on rent vs 33% citywide. Average rent: $932 vs $1,121.
Q3
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.
Q4
What percentage of Higgins residents are renters?
47% of Higgins households are renter-occupied (vs 45% in Beaumont). The neighborhood has 13,267 residents.
Q5
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.
Q6
Which tracts in Higgins have the highest eviction risk?
The highest-risk constituent tract in Higgins is census tract 48245002500 (score 4.8/10). Across the 5 tracts in this neighborhood the score ranges from 3.5 to 4.8, a spread of 1.3 points.
Q7
How safe is Higgins for landlords?
Higgins carries a moderate-tier eviction-risk profile for landlords (4.4/10). 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 (3.4/10), this neighborhood is higher-risk.
Q8
What is the demographic breakdown of Higgins?
Higgins has 12,624 residents. Top groups: Black (non-Hispanic) (52.4%), Hispanic / Latino (37.3%), White (non-Hispanic) (6.6%). Source: ACS 5-year 2023, table B03002.
