Within neighborhood
100
th percentile
Very High
Neighborhood · Ranked #50,654 of 84,120 nationally
Pinecrest Eviction Risk: Lower
Tract 12086007809 · Miami-Dade, FL · pop 3,649 · neighborhood within 1.4 mi
Tract 12086007809 sits in the Pinecrest area of Kendall eviction risk, FL, carrying an eviction-risk score of 3.9/10. Population here is 3,649. 36% of renter households cross the 30%-of-income line, far below the Miami-Dade County average of 57.9%.
Risk score
3.9
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
37
th percentile
Low
Within state
53
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 3.9
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 clearest offset is state political climate at 1.5/10. Running cool, eviction-process difficulty reads 1.9/10. 16% are severely burdened past the 50% mark. That cohort absorbs no shock: one repair bill or one cut shift converts straight into arrears.
On the high side, rent-regulation exposure reads 7.9/10. Adults with no health insurance runs 20.5% against 11.3% nationally. Against the Miami-Dade County average of 4.6, this tract reads safer for landlords by 0.7 points.
Nationally it ranks #50,654 of 84,120 for landlord eviction difficulty. On the CDC Social Vulnerability Index the tract reads 7.9/10, which tracks how hard a shock lands on the households already here.
Of its three components the housing type and transport measure is the most pressured. Average gross rent is $1,901, close to the Kendall average. Annual rent works out to 28% of average household income of $82,850.
48% of occupied units are renter-occupied.
All figures here are ACS 5-year estimates for this tract, refreshed as the underlying releases land.
Frequently asked
About tract 12086007809
Q1
What is the eviction-risk score for census tract 12086007809?
Census tract 12086007809 in the Pinecrest neighborhood scores 3.9/10 (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 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 3.9/10, right in line with the parent city of Pinecrest at 3.8/10. 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
5.6
/ 10 · Elevated
Tract · FL
Spanish Trace Condominums
5.6
/ 10 · Elevated
Tract · FL
Spanish Trace Condominums
5.4
/ 10 · Moderate
Tract · FL
12086007808
4.7
/ 10 · Moderate
Tract · FL
Spanish Trace Condominums
4.1
/ 10 · Moderate
Tract · FL
12086008423
4
/ 10 · Moderate
Tract · FL
Spanish Trace Condominums
3.9
/ 10 · Low
Tract · FL
Spanish Trace Condominums
3.8
/ 10 · Low
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