7 census tracts · pop 31,726 · pop-weighted Eviction Risk Score 3.7/10
· range 3–5.5
Crystal Cay is a 7-tract neighborhood of Cutler Bay, FL, population 31,726. That produces an Eviction Risk Score of 3.7/10, Lower tier. Against a Cutler Bay baseline of 37.6%, 62% of renters here cross the 30%-of-income line.
Severe burden reaches 35%. A tenant at that level absorbs no shock: one cut shift or one repair bill converts directly into arrears. The 7 tracts inside this boundary do not behave alike. Individual scores run 3 to 5.5, a 2.5-point gap wide enough that the area average misleads on any specific address. The dominant input is rent-regulation exposure at 8.5/10.
Well under the midpoint is eviction-process difficulty, at 1.7/10. The filing record is not thin: 142 evictions logged in this tract.
Sitting well above the midpoint is housing-court posture at 7.1/10. Filing activity peaked in 2015 at 8.3% of renter households. The most recent observed rate, 3.6% in 2016, is well off that peak.
Social vulnerability runs high at 7.5/10, concentrating the disaster- and displacement-exposure this model treats as a lagging risk input. Average gross rent runs $2,070, close to the Cutler Bay average. Annual rent works out to 30% of average household income of $81,925.
43% of occupied units are renter-occupied.
Underwrite the address, not the area: with 2.5 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
3.7
Lower
7 tracts · population-weighted
Crystal Cay vs Cutler BayHow this neighborhood stacks against the citywide average
Single-parent HH, disability, language barriers, age 17- / 65+
Racial/ethnic minority90%ile
Hispanic + non-white share of population
Housing & transport43%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
Q1
What is the eviction-risk score for Crystal Cay?
Crystal Cay scores 3.7/10 (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.
Q2
How does Crystal Cay compare to Cutler Bay overall?
Crystal Cay scores 0.4 points lower than Cutler Bay overall (4.1/10). Renters spend 62% of income on rent vs 38% citywide. Average rent: $2,070 vs $1,978.
Q3
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.
Q4
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.
Q5
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.
Q6
Which tracts in Crystal Cay have the highest eviction risk?
The highest-risk constituent tract in Crystal Cay is census tract 12086010609 (score 5.5/10). Across the 7 tracts in this neighborhood the score ranges from 3 to 5.5, a spread of 2.5 points.
Q7
How safe is Crystal Cay for landlords?
Crystal Cay carries a lower-tier eviction-risk profile for landlords (3.7/10). 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 (4.1/10), this neighborhood is lower-risk.
Q8
What is the demographic breakdown of Crystal Cay?
Crystal Cay has 32,499 residents. Top groups: Hispanic / Latino (70.8%), Black (non-Hispanic) (14.7%), White (non-Hispanic) (11.5%). Source: ACS 5-year 2023, table B03002.
