Neighborhood · Beaumont, TX

Old Town Eviction Risk: Moderate

4 census tracts · pop 8,098 · pop-weighted Eviction Risk Score 4.9/10 · range 3.7–6.1

Old Town is a black-hispanic neighborhood in Beaumont with 4 census tracts and a population of 8,098 residents. The neighborhood's pop-weighted eviction-risk score of 4.9/10 (Moderate tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 42% of renters here pay at least 30% of household income on rent, and 27% are severely cost-burdened (≥50% of income). Average gross rent of $1,036/month sits 8% lower than the Beaumont citywide average ($1,121).

Risk score

4.9

Moderate

4 tracts · population-weighted

Old Town vs Beaumont How this neighborhood stacks against the citywide average

% of income on rent

42.0% +29%

Beaumont: 32.6%

Average gross rent

$1,036 -8%

Beaumont: $1,121

Average HH income

$58,928 +2%

Beaumont: $57,530

Poverty rate

23.6% +19%

Beaumont: 19.8%

Renter share

54.3% +21%

Beaumont: 44.7%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Old Town and the region

Click any tract to drill in · 4 tracts span score 3.7–6.1

Why Old Town scores 4.9

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

42% 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 3.0–3.0 across tracts

3.0

Economic stress

23.6% below poverty line · Range 2.2–10.0 across tracts

5.6

Supply constraint

Rent-to-FMR gap & zoning friction · Range 2.9–5.0 across tracts

4.3

Risk score comparison

Old Town vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Old Town?

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

Score distribution

0246810

Spread of 2.4 points from 3.7 to 6.1. This neighborhood crosses multiple risk tiers, so block-by-block conditions vary substantially.

Tracts as heat grid

6.1 5.5 4.9 3.7

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

Census tracts

4 tracts in Old Town

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
48245000900	6.1	1,758	43%	$1,006
48245011700	5.5	1,527	35%	$874
48245001200	4.9	2,211	47%	$1,076
48245001100	3.7	2,602	40%	$1,116

Social Vulnerability Index

CDC SVI percentile: 85

Pop-weighted across 4 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 86%ile

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

Racial/ethnic minority 85%ile

Hispanic + non-white share of population

Housing & transport 59%ile

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

Frequently asked

About Old Town

What is the eviction-risk score for Old Town?

Old Town scores 4.9/10 (Moderate 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.

How does Old Town compare to Beaumont overall?

Old Town scores 2.0 points higher than Beaumont overall (2.9/10). Renters spend 42% of income on rent vs 33% citywide. Average rent: $1,036 vs $1,121.

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.

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.

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.

Which tracts in Old Town have the highest eviction risk?

The highest-risk constituent tract in Old Town is census tract 48245000900 (score 6.1/10). Across the 4 tracts in this neighborhood the score ranges from 3.7 to 6.1, a spread of 2.4 points.

How safe is Old Town for landlords?

Old Town carries a moderate-tier eviction-risk profile for landlords (4.9/10). 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 (2.9/10), this neighborhood is higher-risk.

What is the demographic breakdown of Old Town?

Old Town has 8,289 residents (Black-Hispanic Neighborhood). Top groups: Black (non-Hispanic) (47%), Hispanic / Latino (29.3%), White (non-Hispanic) (17.3%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Old Town

5.9 Pine Crest 3 tracts · pop 9,176 3.7 Calder Highlands 2 tracts · pop 6,658 5.4 Higgins 5 tracts · pop 13,267 3.1 Calder Terrace 3 tracts · pop 13,927 5 Walden 2 tracts · pop 5,647

Sibling neighborhoods

Other neighborhoods inside Beaumont

Same parent city, ranked by score similarity to Old Town.

4.9 Walden 2 tracts · pop 5,647 4.7 Bor-ley Heights 1 tracts · pop 5,435 5.2 Helbig 1 tracts · pop 3,941 5.2 Sunnyside 1 tracts · pop 6,282 5.4 Mount Evergreen 1 tracts · pop 2,754 5.4 Higgins 5 tracts · pop 13,267

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