Within neighborhood
80
th percentile
High
Neighborhood · Ranked #42,763 of 84,120 nationally
South Miami Eviction Risk: Lower , Glenvar Heights
Tract 12086007704 · Miami-Dade, FL · pop 5,734 · neighborhood within 1.3 mi
Eviction risk in the South Miami area of Glenvar Heights centers on tract 12086007704, which scores 5.5/10 (Moderate tier) and is home to 5,734 residents. On the national scale it ranks #35,392 of 84,120 for landlord eviction difficulty.
Rent eats 30% or more of income for 64% of renter households, a severe level, and 22% are severely burdened at 50% or more. Average rent runs $1,992 a month against an average household income of $62,096 a year, roughly 38% of income at the averages. Renters make up 68% of occupied homes, a renter-majority tract.
Risk score
3.9
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 44%
Stable renters 25%
Owners 31%
Tract context
Occupied units2,936
Renter share68.3%
SVI overall0.72
Poverty rate9.0%
Median income$62,096
Percentile rank
Higher percentile = riskier than more peers.Within parent city
50
th percentile
Moderate
Within county
49
th percentile
Moderate
Within state
65
th percentile
Elevated
Geographic context
Risk heat across Glenvar Heights and the region
Centroid at 25.7019, -80.3133 · click any tract to drill in
Why South Miami scores 3.9
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
9.0% poverty · this tract
2.2
Supply constraint
$1,992 rent vs county FMR
3.6
Rent control risk
Inherited from Glenvar Heights
8.3
Eviction process difficulty
State law sets the calendar
1.5
Tenant organizing strength
Inherited from Glenvar Heights
9.3
Housing court bias
Inherited from Glenvar Heights
7.2
How South Miami compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 72
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 55%Socioeconomic
- 78%Household composition
- 84%Racial/ethnic minority
- 68%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
Historic baseline (2000–2018)
- 48Total filings over 2 yrs
- 1.88%Avg annual filing rate
- 1.9%Peak (2016)
- 26Filings in 2016 (latest validated)
Pandemic-era tracking (2020–2021)
- 400Total filings 2020-21
- 5.5Avg monthly (observed)
- 3.9Pre-pandemic baseline
- 1.41×Ratio to baseline
Pandemic filings ran above baseline. 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
What moves this score most is tenant organizing strength at 9.3/10. 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.
The tract is predominantly Hispanic or Latino and ranks around the 72nd 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.
Princeton's Eviction Lab logged 48 eviction filings here over 2 tracked years, with about 1.9% of renter households facing a filing in a typical year. Filings peaked at 1.9% of renter households in 2016.
For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.
Frequently asked
About tract 12086007704
Q1
What is the eviction-risk score for census tract 12086007704?
Census tract 12086007704 in the South Miami neighborhood scores 3.9/10 (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 12086007704?
Median gross rent is $1,992/month (ACS 5-year 2023, table B25064). 64% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 12086007704?
9.0% of residents in tract 12086007704 live below the federal poverty line (ACS B17001, 2023). Population: 5,734.
Q4
How socially vulnerable is tract 12086007704?
CDC Social Vulnerability Index ranks this tract in the 72th percentile nationally. Sub-themes: socioeconomic 55th, household 78th, minority 84th, housing 68th.
Q5
Is tract 12086007704 considered part of South Miami?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 12086007704 fall within South Miami (neighborhood centroid within 1.3 miles, OSM data).
Q6
How many evictions are filed each year in tract 12086007704?
Princeton Eviction Lab recorded 48 eviction filings across 2 validated years in tract 12086007704 (2000-2018). The average annual filing rate is 1.88% of renter households, peaking at 1.9% in 2016. Source: Eviction Lab tract-validated 2024 release.
Q7
Did eviction filings in tract 12086007704 drop during COVID?
Pandemic-era filings ran 1.41× the pre-COVID monthly baseline. Filings ran above pre-pandemic norms. Tracked by the Eviction Lab Eviction Tracking System (Miami eviction risk), 2020-2021.
Q8
How does tract 12086007704 compare to Glenvar Heights overall?
Tract 12086007704 scores 3.9/10, 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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