3 census tracts · pop 11,064 · pop-weighted Eviction Risk Score 4.6/10
· range 3.7–5.4
The Pines spans 3 census tracts of Melbourne, FL and houses 11,064 people. That produces an Eviction Risk Score of 4.6/10, Moderate tier. Against a Melbourne baseline of 34.5%, 55% of renters here cross the 30%-of-income line.
38% are severely burdened, paying half their income or more in rent. That cohort has no absorption capacity for an unexpected bill, and it is where non-payment filings originate. The main counterweight is eviction-process difficulty, at 1.2/10. Set annual rent against average household income of $59,725 and the ratio lands at 32%, above the conventional 30% ceiling.
Scores across the 3 constituent tracts range from 3.7 to 5.4. A 1.7-point internal spread means block-level underwriting beats area-level here. Sitting well above the midpoint is rent-regulation exposure at 7.5/10.
The poverty rate is 18%. Judgments in high-poverty tracts are collectible far less often than the filing statistics suggest. On the high side is tenant-organizing strength at 7/10.
Among the 7 mapped neighborhoods of Melbourne, it ranks #7 by risk, the lower third. The closest comparables inside the same city are West Melbourne Landings and Eau Gallie.
Social vulnerability runs high at 7.9/10, concentrating the disaster- and displacement-exposure this model treats as a lagging risk input. Average gross rent runs $1,609, close to the Melbourne average. 60% of occupied units are renter-occupied.
Underwrite the address, not the area: with 1.7 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
3 tracts · population-weighted
The Pines vs MelbourneHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority63%ile
Hispanic + non-white share of population
Housing & transport49%ile
Multi-unit structures, mobile homes, crowding, no vehicle
Frequently asked
About The Pines
Q1
What is the eviction-risk score for The Pines?
The Pines scores 4.6/10 (Moderate tier) across 3 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 The Pines compare to Melbourne overall?
The Pines scores 0.6 points higher than Melbourne overall (4/10). Renters spend 55% of income on rent vs 35% citywide. Average rent: $1,609 vs $1,525.
Q3
What is the average rent in The Pines?
Average gross rent in The Pines is $1,609/month (pop-weighted across 3 census tracts, ACS 5-year 2023). 55% of renter households are cost-burdened.
Q4
What percentage of The Pines residents are renters?
60% of The Pines households are renter-occupied (vs 40% in Melbourne). The neighborhood has 11,064 residents.
Q5
Is The Pines a high social-vulnerability area?
The Pines sits in the 76th 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 The Pines have the highest eviction risk?
The highest-risk constituent tract in The Pines is census tract 12009065126 (score 5.4/10). Across the 3 tracts in this neighborhood the score ranges from 3.7 to 5.4, a spread of 1.7 points.
Q7
How safe is The Pines for landlords?
The Pines carries a moderate-tier eviction-risk profile for landlords (4.6/10). Pop-weighted across 3 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Melbourne as a whole (4/10), this neighborhood is higher-risk.
Q8
What is the demographic breakdown of The Pines?
The Pines has 11,105 residents. Top groups: White (non-Hispanic) (54%), Black (non-Hispanic) (21.4%), Hispanic / Latino (13.2%). Source: ACS 5-year 2023, table B03002.
