Within neighborhood
100
th percentile
Very High
Neighborhood · Ranked #53,267 of 84,120 nationally
Pinecrest Eviction Risk: Lower
Tract 12086007809 · Miami-Dade, FL · pop 3,649 · neighborhood within 1.4 mi
Eviction risk in Pinecrest in Pinecrest centers on tract 12086007809, which scores 5.2/10 (Moderate tier) and is home to 3,649 residents. That is riskier than about 47% of US census tracts.
About 36% of renters carry a rent burden of 30% of income or higher, a high level, and 16% are severely burdened at 50% or more. Average gross rent is $1,901 monthly, set against $82,850 in average yearly household income, roughly 28% of income at the averages. About 48% of occupied units are renter-occupied.
Risk score
3.3
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 17%
Stable renters 31%
Owners 52%
Tract context
Occupied units1,730
Renter share48.1%
SVI overall0.76
Poverty rate14.2%
Median income$82,850
Percentile rank
Higher percentile = riskier than more peers.Within parent city
70
th percentile
Elevated
Within county
34
th percentile
Low
Within state
49
th percentile
Moderate
Geographic context
Risk heat across Pinecrest and the region
Centroid at 25.6822, -80.3214 · click any tract to drill in
Why Pinecrest scores 3.3
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Pinecrest
5.8
Regional political climate
2024 county presidential margin
5.4
State political climate
Florida legislature & governorship
1.5
Economic stress
14.2% poverty · this tract
3.6
Supply constraint
$1,901 rent vs county FMR
3.2
Rent control risk
Inherited from Pinecrest
7.9
Eviction process difficulty
State law sets the calendar
1.9
Tenant organizing strength
Inherited from Pinecrest
7.9
Housing court bias
Inherited from Pinecrest
6.8
How Pinecrest compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 76
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 49%Socioeconomic
- 60%Household composition
- 84%Racial/ethnic minority
- 94%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)
- 266Total filings 2020-21
- 3.6Avg monthly (observed)
- 3.4Pre-pandemic baseline
- 1.08×Ratio to baseline
Pandemic filings ran near baseline. Eviction Lab tracked Miami as part of its 34-metro Eviction Tracking System.
Comparable tracts
Census tracts with similar eviction risk
Within Pinecrest. Closest by Eviction Risk Score.
Analysis
What drives eviction risk in Pinecrest
The score leans hardest on 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 Pinecrest, 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 in line with the Florida statewide average of 4.9. Within its own county it reads on the safer side for landlords.
The tract is predominantly Hispanic or Latino and ranks around the 76th percentile nationally on the CDC Social Vulnerability Index, a measure of how exposed residents are to housing and economic shocks. High vulnerability tends to track with higher eviction-filing rates when rents climb.
During 2020 and 2021, eviction filings here ran at about 1.08x the pre-COVID monthly baseline, roughly back to the pre-pandemic baseline.
For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.
Frequently asked
About tract 12086007809
Q1
What is the eviction-risk score for census tract 12086007809?
Census tract 12086007809 in the Pinecrest neighborhood scores 3.3/10 (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 12086007809?
Median gross rent is $1,901/month (ACS 5-year 2023, table B25064). 36% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 12086007809?
14.2% of residents in tract 12086007809 live below the federal poverty line (ACS B17001, 2023). Population: 3,649.
Q4
How socially vulnerable is tract 12086007809?
CDC Social Vulnerability Index ranks this tract in the 76th percentile nationally. Sub-themes: socioeconomic 49th, household 60th, minority 84th, housing 94th.
Q5
Is tract 12086007809 considered part of Pinecrest?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 12086007809 fall within Pinecrest (neighborhood centroid within 1.4 miles, OSM data).
Q6
Did eviction filings in tract 12086007809 drop during COVID?
Pandemic-era filings ran 1.08× the pre-COVID monthly baseline. Filings returned near baseline. Tracked by the Eviction Lab Eviction Tracking System (Miami eviction risk), 2020-2021.
Q7
How does tract 12086007809 compare to Pinecrest overall?
Tract 12086007809 scores 3.3/10, higher than the parent city of Pinecrest at 2.3/10. City-scale signals (state law, local rent controls, court bias) are inherited from Pinecrest; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Pinecrest
Top eight tracts in Pinecrest 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
Spanish Trace Condominums
3.2
/ 10 · Low
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