Within neighborhood
80
th percentile
High
Neighborhood · Ranked #11,988 of 84,120 nationally
South Beach Eviction Risk: Elevated , Miami Beach
Tract 12086004405 · Miami-Dade, FL · pop 3,427 · neighborhood within 0.3 mi
Tract 12086004405 sits in the South Beach area of Miami Beach eviction risk, FL, carrying an eviction-risk score of 7.2/10. Severe burden reaches 41%. Those are renters paying half their income or more, and that is where non-payment filings originate.
Risk score
7.2
Elevated
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 58%
Stable renters 22%
Owners 20%
Tract context
Occupied units1,917
Renter share79.6%
SVI overall0.93
Poverty rate20.7%
Median income$48,292
Percentile rank
Higher percentile = riskier than more peers.Within parent city
82
th percentile
High
Within county
97
th percentile
Very High
Within state
99
th percentile
Very High
Geographic context
Risk heat across Miami Beach and the region
Centroid at 25.7759, -80.1384 · click any tract to drill in
Why South Beach scores 7.2
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Miami Beach
5.8
Regional political climate
2024 county presidential margin
5.4
State political climate
Florida legislature & governorship
1.5
Economic stress
20.7% poverty · this tract
5.2
Supply constraint
$1,548 rent vs county FMR
1.6
Rent control risk
Inherited from Miami Beach
8.6
Eviction process difficulty
State law sets the calendar
1.2
Tenant organizing strength
Inherited from Miami Beach
9.6
Housing court bias
Inherited from Miami Beach
7.6
How South Beach compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 93
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 86%Socioeconomic
- 85%Household composition
- 78%Racial/ethnic minority
- 91%Housing & transportation
Historical context · 1930s redlining
HOLC grade: C: Definitely Declining
This tract sits within an area graded by the Home Owners' Loan Corporation in the 1930s. Grade C meant mixed-race / working-class neighborhoods rated as risky. These designations suppressed minority homeownership for generations and remain a documented predictor of present-day eviction filings and rent burden.
- 0%Grade A
- 17%Grade B
- 66%Grade C
- 0%Grade D · redlined
Source: Mapping Inequality (americanpanorama.org), 1935-1940 HOLC residential security maps, aggregated to 2020 census tracts by area share. CC BY-NC-SA 4.0.
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)
- 118Total filings over 2 yrs
- 4.05%Avg annual filing rate
- 4.7%Peak (2015)
- 51Filings in 2016 (latest validated)
Pandemic-era tracking (2020–2021)
- 212Total filings 2020-21
- 2.9Avg monthly (observed)
- 2.6Pre-pandemic baseline
- 1.11×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 South Beach. Closest by Eviction Risk Score.
Analysis
What drives eviction risk in South Beach
The dominant input is tenant-organizing strength at 9.6/10. Against the Miami-Dade County average of 4.6, this tract reads riskier for landlords by 2.6 points. Against Miami-Dade County at 57.9%, 72% of renters here are cost-burdened.
Annualized rent equals 38% of average household income of $48,292, past the 30% affordability line, which thins the margin any screening standard has to work with. 80% of occupied units are rented, so comparables are plentiful and vacancy risk is low, but a mispriced renewal loses the tenant to a building nearby.
Well under the midpoint, eviction-process difficulty reads 1.2/10. Adults with no health insurance runs 28.4% against 11.3% nationally.
On the high side, rent-regulation exposure reads 8.6/10. The poverty rate is 21%. Judgments in high-poverty tracts are collectible far less often than filing counts suggest.
The filing record is not thin: 118 evictions over 2 years of observation. At $1,548 a month, rents run 15% under what the rest of Miami Beach commands. Filings peaked in 2015 at 4.7% of renter households.
These are ACS 5-year estimates; the score moves when the ACS, court-record, or statute inputs behind it move.
Frequently asked
About tract 12086004405
Q1
What is the eviction-risk score for census tract 12086004405?
Census tract 12086004405 in the South Beach neighborhood scores 7.2/10 (Elevated 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 12086004405?
Median gross rent is $1,548/month (ACS 5-year 2023, table B25064). 72% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 12086004405?
20.7% of residents in tract 12086004405 live below the federal poverty line (ACS B17001, 2023). Population: 3,427.
Q4
How socially vulnerable is tract 12086004405?
CDC Social Vulnerability Index ranks this tract in the 93th percentile nationally. Sub-themes: socioeconomic 86th, household 85th, minority 78th, housing 91th.
Q5
Is tract 12086004405 considered part of South Beach?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 12086004405 fall within South Beach (neighborhood centroid within 0.3 miles, OSM data).
Q6
How many evictions are filed each year in tract 12086004405?
Princeton Eviction Lab recorded 118 eviction filings across 2 validated years in tract 12086004405 (2000-2018). The average annual filing rate is 4.05% of renter households, peaking at 4.7% in 2015. Source: Eviction Lab tract-validated 2024 release.
Q7
Did eviction filings in tract 12086004405 drop during COVID?
Pandemic-era filings ran 1.11× the pre-COVID monthly baseline. Filings returned near baseline. Tracked by the Eviction Lab Eviction Tracking System (Miami eviction risk), 2020-2021.
Q8
How does tract 12086004405 compare to Miami Beach overall?
Tract 12086004405 scores 7.2/10, higher than the parent city of Miami Beach at 5.9/10. City-scale signals (state law, local rent controls, court bias) are inherited from Miami Beach eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Q9
Was tract 12086004405 historically redlined?
Yes. This tract sits inside an area graded by the Home Owners' Loan Corporation in the 1930s, with a dominant grade of C. 0% of the tract's area was rated D ("Hazardous"), the redlined tier. HOLC redlining systematically denied mortgage credit to Black, immigrant, and working-class neighborhoods and remains a documented predictor of present-day eviction filings, rent burden, and homeownership gaps. Source: Mapping Inequality (americanpanorama.org), Robert K. Nelson et al.
Sibling tracts
Highest-risk tracts in Miami Beach
Top eight tracts in Miami Beach ranked by composite eviction-risk score.
Tract · FL
South Beach
7.3
/ 10 · Elevated
Tract · FL
Española Way
7.3
/ 10 · Elevated
Tract · FL
North Beach
7.3
/ 10 · Elevated
Tract · FL
Española Way
7.3
/ 10 · Elevated
Tract · FL
North Beach
7.3
/ 10 · Elevated
Tract · FL
Española Way
7.2
/ 10 · Elevated
Tract · FL
12086004103
7.1
/ 10 · Elevated
Tract · FL
North Beach
6.8
/ 10 · Elevated
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