4 census tracts · pop 8,098 · pop-weighted Eviction Risk Score 3.9/10
· range 3–4.8
Old Town is a 4-tract neighborhood of Beaumont, TX, population 8,098. It carries an Eviction Risk Score of 3.9/10, in the Lower tier. The main counterweight is rent-regulation exposure, at 1/10.
Severe burden reaches 27%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears. Cost burden runs 42% against 32.6% citywide, putting Old Town 9.4% over its own city. Internally this is not one market. Tract scores span 3 to 4.8, so two buildings inside the same boundary can carry materially different risk.
The poverty rate is 24%. Judgments in high-poverty tracts are collectible far less often than the filing statistics suggest. Well under the midpoint is housing-court posture, at 3/10. At $1,036 a month, rents sit 8% under what the rest of Beaumont commands.
That places it #7 of 12 neighborhoods in Beaumont. For a like-for-like read, Walden and Helbig score within a fraction of it.
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 21% of average household income of $58,928.
54% of occupied units are renter-occupied.
Underwrite the address, not the area: with 1.8 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
3.9
Lower
4 tracts · population-weighted
Old Town vs BeaumontHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority85%ile
Hispanic + non-white share of population
Housing & transport59%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Frequently asked
About Old Town
Q1
What is the eviction-risk score for Old Town?
Old Town scores 3.9/10 (Lower tier) across 4 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 Old Town compare to Beaumont overall?
Old Town scores 0.5 points higher than Beaumont overall (3.4/10). Renters spend 42% of income on rent vs 33% citywide. Average rent: $1,036 vs $1,121.
Q3
What is the average rent in Old Town?
Average gross rent in Old Town is $1,036/month (pop-weighted across 4 census tracts, ACS 5-year 2023). 42% of renter households are cost-burdened.
Q4
What percentage of Old Town residents are renters?
54% of Old Town households are renter-occupied (vs 45% in Beaumont). The neighborhood has 8,098 residents.
Q5
Is Old Town a high social-vulnerability area?
Old Town 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.
Q6
Which tracts in Old Town have the highest eviction risk?
The highest-risk constituent tract in Old Town is census tract 48245000900 (score 4.8/10). Across the 4 tracts in this neighborhood the score ranges from 3 to 4.8, a spread of 1.8 points.
Q7
How safe is Old Town for landlords?
Old Town carries a lower-tier eviction-risk profile for landlords (3.9/10). Pop-weighted across 4 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 Old Town?
Old Town has 8,289 residents. Top groups: Black (non-Hispanic) (47%), Hispanic / Latino (29.3%), White (non-Hispanic) (17.3%). Source: ACS 5-year 2023, table B03002.
