Within neighborhood
40
th percentile
Moderate
Neighborhood · Ranked #60,063 of 84,120 nationally
South Miami Eviction Risk: Lower , Glenvar Heights
Tract 12086007610 · Miami-Dade, FL · pop 4,745 · neighborhood within 1.1 mi
For landlords sizing up the South Miami neighborhood of Glenvar Heights, census tract 12086007610 carries a moderate eviction-risk score of 5.4/10. It lands near the 54th percentile nationally for landlord eviction risk.
Rent eats 30% or more of income for 46% of renter households, a severe level, and 20% are severely burdened at 50% or more. The typical renter pays about $1,655 a month while the average household earns $103,814 a year, roughly 19% of income at the averages. About 36% of occupied units are renter-occupied.
Risk score
2.9
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 17%
Stable renters 20%
Owners 63%
Tract context
Occupied units1,909
Renter share36.5%
SVI overall0.53
Poverty rate11.6%
Median income$103,814
Percentile rank
Higher percentile = riskier than more peers.Within parent city
75
th percentile
High
Within county
24
th percentile
Low
Within state
38
th percentile
Low
Geographic context
Risk heat across Glenvar Heights and the region
Centroid at 25.6958, -80.2935 · click any tract to drill in
Why South Miami scores 2.9
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Glenvar Heights
5.8
Regional political climate
2024 county presidential margin
5.4
State political climate
Florida legislature & governorship
1.5
Economic stress
11.6% poverty · this tract
2.9
Supply constraint
$1,655 rent vs county FMR
2.1
Rent control risk
Inherited from Glenvar Heights
9.2
Eviction process difficulty
State law sets the calendar
1.1
Tenant organizing strength
Inherited from Glenvar Heights
8.2
Housing court bias
Inherited from Glenvar Heights
7.5
How South Miami compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 53
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 45%Socioeconomic
- 24%Household composition
- 83%Racial/ethnic minority
- 67%Housing & transportation
Eviction filings
Court-record eviction history
Court-validated eviction filings collected from county clerks and consolidated by the Eviction Lab at Princeton University. Filing rate is filings per 100 renter households.1
Pandemic-era tracking (2020–2021)
- 62Total filings 2020-21
- 0.9Avg monthly (observed)
- 1.4Pre-pandemic baseline
- 0.60×Ratio to baseline
Pandemic filings ran far below baseline (moratorium effect). Eviction Lab tracked Miami as part of its 34-metro Eviction Tracking System.
Comparable tracts
Census tracts with similar eviction risk
Within South Miami. Closest by Eviction Risk Score.
Analysis
What drives eviction risk in South Miami
The heaviest input here is rent-control risk at 9.2/10. That part comes from the wider legal climate rather than the tract itself. Statewide and court-level factors such as eviction-process speed and rent-control exposure are inherited from Glenvar Heights, while the economic and supply signals are measured at the tract level.
Set against its neighbors, this tract scores about the same as the Miami-Dade County average of 5.3 and above the Florida statewide average of 4.9. Within its own county it reads on the riskier side for landlords.
During 2020 and 2021, eviction filings here ran at about 0.60x the pre-COVID monthly baseline, well below the pre-pandemic norm, the signature of an eviction moratorium at work.
The tract is Hispanic or Latino and White and ranks around the 53rd percentile nationally on the CDC Social Vulnerability Index, a measure of how exposed residents are to housing and economic shocks. That is a middle-of-the-pack reading for social vulnerability.
For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.
Frequently asked
About tract 12086007610
Q1
What is the eviction-risk score for census tract 12086007610?
Census tract 12086007610 in the South Miami neighborhood scores 2.9/10 (Lower tier). The Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty signals.
Q2
What is the average rent in tract 12086007610?
Median gross rent is $1,655/month (ACS 5-year 2023, table B25064). 46% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 12086007610?
11.6% of residents in tract 12086007610 live below the federal poverty line (ACS B17001, 2023). Population: 4,745.
Q4
How socially vulnerable is tract 12086007610?
CDC Social Vulnerability Index ranks this tract in the 53th percentile nationally. Sub-themes: socioeconomic 45th, household 24th, minority 83th, housing 67th.
Q5
Is tract 12086007610 considered part of South Miami?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 12086007610 fall within South Miami (neighborhood centroid within 1.1 miles, OSM data).
Q6
Did eviction filings in tract 12086007610 drop during COVID?
Pandemic-era filings ran 0.60× the pre-COVID monthly baseline. Filings dropped sharply, likely a moratorium effect. Tracked by the Eviction Lab Eviction Tracking System (Miami eviction risk), 2020-2021.
Q7
How does tract 12086007610 compare to Glenvar Heights overall?
Tract 12086007610 scores 2.9/10, higher than the parent city of Glenvar Heights at 2.5/10. City-scale signals (state law, local rent controls, court bias) are inherited from Glenvar Heights; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Glenvar Heights
Top eight tracts in Glenvar Heights ranked by composite eviction-risk score.
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