Within neighborhood
100
th percentile
Very High
Neighborhood · Ranked #65,113 of 84,120 nationally
Centris Eviction Risk: Lower , Kendall
Tract 12086008409 · Miami-Dade, FL · pop 5,174 · neighborhood within 0.7 mi
In the Centris area of Kendall, census tract 12086008409 scores 5.4/10 for eviction risk. It lands near the 54th percentile nationally for landlord eviction risk.
Rent eats 30% or more of income for 51% of renter households, a severe level, and 51% are severely burdened at 50% or more. Average gross rent is $2,288 monthly, set against $88,750 in average yearly household income, roughly 31% of income at the averages. About 21% of occupied units are renter-occupied.
Risk score
2.6
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 11%
Stable renters 10%
Owners 79%
Tract context
Occupied units1,980
Renter share21.1%
SVI overall0.57
Poverty rate6.7%
Median income$88,750
Percentile rank
Higher percentile = riskier than more peers.Within parent city
40
th percentile
Moderate
Within county
17
th percentile
Very Low
Within state
28
th percentile
Low
Geographic context
Risk heat across Kendall and the region
Centroid at 25.6566, -80.3396 · click any tract to drill in
Why Centris scores 2.6
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Kendall
5.8
Regional political climate
2024 county presidential margin
5.4
State political climate
Florida legislature & governorship
1.5
Economic stress
6.7% poverty · this tract
1.7
Supply constraint
$2,288 rent vs county FMR
4.8
Rent control risk
Inherited from Kendall
7.9
Eviction process difficulty
State law sets the calendar
1.9
Tenant organizing strength
Inherited from Kendall
7.9
Housing court bias
Inherited from Kendall
6.8
How Centris compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 57
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 62%Socioeconomic
- 48%Household composition
- 77%Racial/ethnic minority
- 38%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)
- 21Total filings over 2 yrs
- 2.67%Avg annual filing rate
- 2.8%Peak (2015)
- 10Filings in 2016 (latest validated)
Pandemic-era tracking (2020–2021)
- 19Total filings 2020-21
- 0.3Avg monthly (observed)
- 0.6Pre-pandemic baseline
- 0.46×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 Centris. Closest by Eviction Risk Score.
Analysis
What drives eviction risk in Centris
The heaviest input here is rent-control risk at 7.9/10. 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 Kendall eviction risk, 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 0.46x the pre-COVID monthly baseline, well below the pre-pandemic norm, the signature of an eviction moratorium at work.
Princeton's Eviction Lab logged 21 eviction filings here over 2 tracked years, with about 2.7% of renter households facing a filing in a typical year. Filings peaked at 2.8% of renter households in 2015.
For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.
Frequently asked
About tract 12086008409
Q1
What is the eviction-risk score for census tract 12086008409?
Census tract 12086008409 in the Centris neighborhood scores 2.6/10 (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 12086008409?
Median gross rent is $2,288/month (ACS 5-year 2023, table B25064). 51% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 12086008409?
6.7% of residents in tract 12086008409 live below the federal poverty line (ACS B17001, 2023). Population: 5,174.
Q4
How socially vulnerable is tract 12086008409?
CDC Social Vulnerability Index ranks this tract in the 57th percentile nationally. Sub-themes: socioeconomic 62th, household 48th, minority 77th, housing 38th.
Q5
Is tract 12086008409 considered part of Centris?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 12086008409 fall within Centris (neighborhood centroid within 0.7 miles, OSM data).
Q6
How many evictions are filed each year in tract 12086008409?
Princeton Eviction Lab recorded 21 eviction filings across 2 validated years in tract 12086008409 (2000-2018). The average annual filing rate is 2.67% of renter households, peaking at 2.8% in 2015. Source: Eviction Lab tract-validated 2024 release.
Q7
Did eviction filings in tract 12086008409 drop during COVID?
Pandemic-era filings ran 0.46× 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.
Q8
How does tract 12086008409 compare to Kendall overall?
Tract 12086008409 scores 2.6/10, right in line with the parent city of Kendall at 2.5/10. City-scale signals (state law, local rent controls, court bias) are inherited from Kendall eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Kendall
Top eight tracts in Kendall ranked by composite eviction-risk score.
Tract · FL
Spanish Trace Condominums
4.8
/ 10 · Moderate
Tract · FL
Spanish Trace Condominums
4.7
/ 10 · Moderate
Tract · FL
Spanish Trace Condominums
4.4
/ 10 · Moderate
Tract · FL
12086007808
3.8
/ 10 · Low
Tract · FL
Spanish Trace Condominums
3.5
/ 10 · Low
Tract · FL
12086008423
3.4
/ 10 · Low
Tract · FL
Spanish Trace Condominums
3.3
/ 10 · Low
Tract · FL
Pinecrest
3.3
/ 10 · Low
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