Neighborhood · Miami, FL

Brickell Eviction Risk: Lower

21 census tracts · pop 54,752 · pop-weighted Eviction Risk Score 3.9/10 · range 3.2–6

Brickell takes in 21 census tracts of Miami, FL, population 54,752. The Eviction Risk Score is 3.9/10, in the Lower tier. Cost burden runs 54% against 37.0% citywide, putting Brickell 17.4% over its own city.

Internally this is not one market. Tract scores span 3.2 to 6, so two buildings inside the same boundary can carry materially different risk. Average gross rent is $2,354, 34% above the Miami average of $1,758. 26% are severely burdened, paying half their income or more in rent. That cohort has no absorption capacity for an unexpected bill, and it is where non-payment filings originate.

70% of occupied units are rented, so comparables are plentiful and vacancy risk is low, but a mispriced renewal loses the tenant to a building two streets over. Pulling the other way is rent-regulation exposure, at 2/10. Filings are well documented here: 125 across 6 observed tracts.

On the softer side is eviction-process difficulty, at 3/10. The worst year on record was 2016, when filings touched 4.4% of renter households. Well under the midpoint is economic stress, at 3/10.

That places it #10 of 10 neighborhoods in Miami. Judgments average 0.6% of renter households a year, the share of filings that actually convert to an order.

Underwrite the address, not the area: with 2.8 points between its best and worst tract, the per-tract table below is the operative number. The number is rebuilt whenever its ACS, court-record, or statutory inputs change.

Risk score

3.9

Lower

21 tracts · population-weighted

Brickell vs Miami How this neighborhood stacks against the citywide average

% of income on rent

54.4% +47%

Miami: 37.0%

Average gross rent

$2,354 +34%

Miami: $1,758

Average HH income

$108,504 +83%

Miami: $59,390

Poverty rate

11.4% -41%

Miami: 19.2%

Renter share

69.5% +0%

Miami: 69.2%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Brickell and the region

Click any tract to drill in · 21 tracts span score 3.2–6

Why Brickell scores 3.9

9 axes · pop-weighted · 1 = landlord-friendly

State political climate

legislature & governorship · Range 1.5–1.5 across tracts

1.5

Regional political climate

County-level mix · 2024 presidential margin · Range 5.4–5.4 across tracts

5.4

Local political climate

Parent city governance · Range 6.5–6.5 across tracts

6.5

Rent control risk

54% of income on rent · Range 2.0–2.0 across tracts

2.0

Eviction process difficulty

State notice requirements & court backlog · Range 3.0–3.0 across tracts

3.0

Tenant organizing strength

70% renter households · Range 6.5–6.5 across tracts

6.5

Housing court bias

County bench composition · Range 5.0–5.0 across tracts

5.0

Economic stress

11.4% below poverty line · Range 1.0–8.3 across tracts

3.0

Supply constraint

Rent-to-FMR gap & zoning friction · Range 1.0–10.0 across tracts

5.1

Risk score comparison

Brickell vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Variance across tracts

How uniformly does eviction risk play out in Brickell?

Left: distribution of constituent tract scores. Right: every tract as a heat square. Click any square to drill in.

Score distribution

0246810

Spread of 2.8 points from 3.2 to 6. This neighborhood crosses multiple risk tiers, so block-by-block conditions vary substantially.

Tracts as heat grid

6.0 6.0 6.0 5.4 5.3 4.6 4.0 4.0 3.5 3.4 3.2 3.2 3.2 3.2 3.2 3.2 3.2 3.2 3.2 3.2 3.2

Each square = one census tract. Color tracks the same green→red ramp as the chloropleth map above.

Census tracts

21 tracts in Brickell

Ranked highest-risk first. Click for per-tract detail.

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
12086005306	6	4,745	71%	$1,380
12086006603	6	2,605	74%	$1,623
12086006606	6	1,289	55%	$1,452
12086006716	5.4	737	82%	$2,181
12086006604	5.3	1,989	68%	$1,705
12086006607	4.6	3,871	55%	$1,584
12086006717	4	2,187	40%	$2,835
12086006722	4	1,777	59%	$2,669
12086006715	3.5	3,904	73%	$2,369
12086006605	3.4	1,639	45%	$2,256
12086006705	3.2	4,035	62%	$2,084
12086006707	3.2	3,962	57%	$2,882
12086006608	3.2	3,786	51%	$1,807
12086006706	3.2	3,055	57%	$2,507
12086006721	3.2	2,657	37%	$3,501
12086006720	3.2	2,368	27%	$3,155
12086006718	3.2	2,341	18%	$2,912
12086006713	3.2	2,157	57%	$2,532
12086006714	3.2	2,051	38%	$2,627
12086006719	3.2	2,028	60%	$3,441
12086006709	3.2	1,569	35%	$3,501

Social Vulnerability Index

CDC SVI percentile: 47

Pop-weighted across 21 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 45%ile

Poverty, unemployment, no-HS-diploma, housing cost burden

Household characteristics 26%ile

Single-parent HH, disability, language barriers, age 17- / 65+

Racial/ethnic minority 82%ile

Hispanic + non-white share of population

Housing & transport 62%ile

Multi-unit structures, mobile homes, crowding, no vehicle

Eviction filings · Princeton Eviction Lab

Court-record eviction history in Brickell

Aggregated across 6 validated constituent tracts. Filing rate is filings per 100 renter households, pop-weighted.

Historic baseline (2000–2018)

125Total filings (sum)
1.22%Avg annual filing rate
4.4%Peak year (2016)
1.07%Latest filed (2016)

Pandemic-era tracking (2020–2021)

1,681Total filings 2020-21
1.1Avg monthly observed
1.1Pre-pandemic baseline
1.32×Ratio to baseline

Pandemic filings ran above baseline. Tracked under Eviction Lab Eviction Tracking System (Miami).

Frequently asked

About Brickell

What is the eviction-risk score for Brickell?

Brickell scores 3.9/10 (Lower tier) across 21 census tracts. The pop-weighted Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income and poverty signals.

How does Brickell compare to Miami overall?

Brickell scores 0.7 points lower than Miami overall (4.6/10). Renters spend 54% of income on rent vs 37% citywide. Average rent: $2,354 vs $1,758.

What is the average rent in Brickell?

Average gross rent in Brickell is $2,354/month (pop-weighted across 21 census tracts, ACS 5-year 2023). 54% of renter households are cost-burdened.

What percentage of Brickell residents are renters?

70% of Brickell households are renter-occupied (vs 69% in Miami). The neighborhood has 54,752 residents.

Is Brickell a high social-vulnerability area?

Brickell sits in the 47th percentile nationally on the CDC Social Vulnerability Index (less vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

Which tracts in Brickell have the highest eviction risk?

The highest-risk constituent tract in Brickell is census tract 12086005306 (score 6/10). Across the 21 tracts in this neighborhood the score ranges from 3.2 to 6, a spread of 2.8 points.

How safe is Brickell for landlords?

Brickell carries a lower-tier eviction-risk profile for landlords (3.9/10). Pop-weighted across 21 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Miami as a whole (4.6/10), this neighborhood is lower-risk.

What is the demographic breakdown of Brickell?

Brickell has 54,711 residents. Top groups: Hispanic / Latino (64.3%), White (non-Hispanic) (25.1%), Other / Multiracial (4.5%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Brickell

4.6 Downtown Miami 11 tracts · pop 23,773 5 Overtown 10 tracts · pop 40,401 5.5 Little Havana 26 tracts · pop 90,655 4.1 Dinner Key 8 tracts · pop 23,204 5.1 Wynwood 9 tracts · pop 39,119 6.1 South Beach 6 tracts · pop 17,577

Sibling neighborhoods

Other neighborhoods inside Miami

Same parent city, ranked by score similarity to Brickell.

4.1 Dinner Key 8 tracts · pop 23,204 4.5 Oakland Grove 7 tracts · pop 32,778 3.2 Coconut Grove 1 tracts · pop 4,338 4.8 Downtown Miami 11 tracts · pop 23,773 5.2 Wynwood 9 tracts · pop 39,119 5.2 Overtown 10 tracts · pop 40,401

Zoom out