Neighborhood · Cutler Bay, FL

Crystal Cay Eviction Risk: Lower

7 census tracts · pop 31,726 · pop-weighted Eviction Risk Score 3/10 · range 1.7–4.5

Crystal Cay is a hispanic / latino neighborhood in Cutler Bay with 7 census tracts and a population of 31,726 residents. The neighborhood's pop-weighted eviction-risk score of 3/10 (Lower tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 62% of renters here pay at least 30% of household income on rent, and 35% are severely cost-burdened (≥50% of income). Average gross rent of $2,070/month sits 5% higher than the Cutler Bay citywide average ($1,978).

Risk score

Lower

7 tracts · population-weighted

Crystal Cay vs Cutler Bay How this neighborhood stacks against the citywide average

% of income on rent

61.8% +64%

Cutler Bay: 37.6%

Average gross rent

$2,070 +5%

Cutler Bay: $1,978

Average HH income

$81,925 0%

Cutler Bay: $82,155

Poverty rate

11.8% +15%

Cutler Bay: 10.2%

Renter share

43.3% +43%

Cutler Bay: 30.3%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Crystal Cay and the region

Click any tract to drill in · 7 tracts span score 1.7–4.5

Why Crystal Cay scores 3

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 5.4–5.4 across tracts

5.4

Local political climate

Parent city governance · Range 5.8–5.8 across tracts

5.8

Rent control risk

62% of income on rent · Range 8.2–9.0 across tracts

8.5

Eviction process difficulty

State notice requirements & court backlog · Range 1.4–1.8 across tracts

1.7

Tenant organizing strength

43% renter households · Range 6.4–9.1 across tracts

6.9

Housing court bias

County bench composition · Range 6.8–8.1 across tracts

7.1

Economic stress

11.8% below poverty line · Range 1.0–6.2 across tracts

3.0

Supply constraint

Rent-to-FMR gap & zoning friction · Range 1.0–10.0 across tracts

3.9

Risk score comparison

Crystal Cay vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Crystal Cay?

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

Score distribution

0246810

Spread of 2.8 points from 1.7 to 4.5. This neighborhood crosses multiple risk tiers, so block-by-block conditions vary substantially.

Tracts as heat grid

4.5 3.7 2.9 2.8 2.5 2.3 1.7

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

Census tracts

7 tracts in Crystal Cay

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

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
12086010609	4.5	5,864	64%	$1,338
12086010622	3.7	4,432	40%	$1,550
12086010621	2.9	4,750	57%	$2,094
12086010626	2.8	3,924	59%	$1,658
12086010625	2.5	5,580	62%	$2,290
12086010618	2.3	4,203	72%	$2,694
12086010620	1.7	2,973	87%	$3,501

Social Vulnerability Index

CDC SVI percentile: 72

Pop-weighted across 7 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 75%ile

Poverty, unemployment, no-HS-diploma, housing cost burden

Household characteristics 80%ile

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

Racial/ethnic minority 90%ile

Hispanic + non-white share of population

Housing & transport 43%ile

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

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Crystal Cay

Aggregated across 1 validated constituent tract. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

142Total filings (sum)
5.96%Avg annual filing rate
8.3%Peak year (2015)
3.61%Latest filed (2016)

Pandemic-era tracking (2020–2021)

814Total filings 2020-21
1.7Avg monthly observed
1.9Pre-pandemic baseline
0.83×Ratio to baseline

Pandemic filings ran below baseline. Tracked under Eviction Lab Eviction Tracking System (Miami).

Frequently asked

About Crystal Cay

What is the eviction-risk score for Crystal Cay?

Crystal Cay scores 3/10 (Lower tier) across 7 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 Crystal Cay compare to Cutler Bay overall?

Crystal Cay scores 0.5 points higher than Cutler Bay overall (2.5/10). Renters spend 62% of income on rent vs 38% citywide. Average rent: $2,070 vs $1,978.

What is the average rent in Crystal Cay?

Average gross rent in Crystal Cay is $2,070/month (pop-weighted across 7 census tracts, ACS 5-year 2023). 62% of renter households are cost-burdened.

What percentage of Crystal Cay residents are renters?

43% of Crystal Cay households are renter-occupied (vs 30% in Cutler Bay). The neighborhood has 31,726 residents.

Is Crystal Cay a high social-vulnerability area?

Crystal Cay sits in the 72nd percentile nationally on the CDC Social Vulnerability Index (moderately vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

Which tracts in Crystal Cay have the highest eviction risk?

The highest-risk constituent tract in Crystal Cay is census tract 12086010609 (score 4.5/10). Across the 7 tracts in this neighborhood the score ranges from 1.7 to 4.5, a spread of 2.8 points.

How safe is Crystal Cay for landlords?

Crystal Cay carries a lower-tier eviction-risk profile for landlords (3/10). Pop-weighted across 7 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Cutler Bay as a whole (2.5/10), this neighborhood is higher-risk.

What is the demographic breakdown of Crystal Cay?

Crystal Cay has 32,499 residents (Hispanic / Latino Neighborhood). Top groups: Hispanic / Latino (70.8%), Black (non-Hispanic) (14.7%), White (non-Hispanic) (11.5%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Crystal Cay

2.7 Cutler Bay 6 tracts · pop 23,599 1.6 Palmetto Bay 3 tracts · pop 13,583 4.6 Modello 7 tracts · pop 34,352 2 Centris 5 tracts · pop 22,677 2.1 Pinecrest 4 tracts · pop 16,056 3.2 Spanish Trace Condominums 11 tracts · pop 37,740

Sibling neighborhoods

Other neighborhoods inside Cutler Bay

Same parent city, ranked by score similarity to Crystal Cay.

2.6 Cutler Bay 6 tracts · pop 23,599

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