Within parent city
64
th percentile
Elevated
Census Tract · Ranked #56,660 of 84,120 nationally
Westchester Eviction Risk: Lower
Tract 12086008909 · Miami-Dade, FL · pop 3,705
Census tract 12086008909 belongs to Westchester in Miami-Dade County, Florida. It is home to 3,705 residents and scores 5.3/10, a moderate reading for landlords. It lands near the 50th percentile nationally for landlord eviction risk.
49% of renter households here spend at least 30% of income on rent, a severe level, and 22% are severely burdened at 50% or more. The typical renter pays about $1,716 a month while the average household earns $64,965 a year, roughly 32% of income at the averages. Renters make up 39% of occupied homes.
Risk score
3.1
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 19%
Stable renters 20%
Owners 61%
Tract context
Occupied units1,282
Renter share38.6%
SVI overall0.85
Poverty rate10.4%
Median income$64,965
Percentile rank
Higher percentile = riskier than more peers.Within county
27
th percentile
Low
Within state
44
th percentile
Moderate
National
33
th percentile
Low
Geographic context
Risk heat across Westchester and the region
Centroid at 25.7511, -80.3438 · click any tract to drill in
Why Westchester scores 3.1
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Westchester
5.8
Regional political climate
2024 county presidential margin
5.4
State political climate
Florida legislature & governorship
1.5
Economic stress
10.4% poverty · this tract
2.6
Supply constraint
$1,716 rent vs county FMR
2.4
Rent control risk
Inherited from Westchester
8.2
Eviction process difficulty
State law sets the calendar
1.2
Tenant organizing strength
Inherited from Westchester
6.9
Housing court bias
Inherited from Westchester
6.6
How Westchester compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 85
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 62%Socioeconomic
- 90%Household composition
- 96%Racial/ethnic minority
- 81%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)
- 25Total filings 2020-21
- 0.3Avg monthly (observed)
- 0.3Pre-pandemic baseline
- 1.25×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
Closest by Eviction Risk Score.
Analysis
What drives eviction risk in Westchester
What moves this score most is rent-control risk at 8.2/10. 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 Westchester, 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.
The tract is predominantly Hispanic or Latino and ranks around the 85th 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 1.25x 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 12086008909
Q1
What is the eviction-risk score for census tract 12086008909?
Census tract 12086008909 in Westchester scores 3.1/10 (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 12086008909?
Median gross rent is $1,716/month (ACS 5-year 2023, table B25064). 49% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 12086008909?
10.4% of residents in tract 12086008909 live below the federal poverty line (ACS B17001, 2023). Population: 3,705.
Q4
How socially vulnerable is tract 12086008909?
CDC Social Vulnerability Index ranks this tract in the 85th percentile nationally. Sub-themes: socioeconomic 62th, household 90th, minority 96th, housing 81th.
Q5
Did eviction filings in tract 12086008909 drop during COVID?
Pandemic-era filings ran 1.25× the pre-COVID monthly baseline. Filings returned near baseline. Tracked by the Eviction Lab Eviction Tracking System (Miami eviction risk), 2020-2021.
Q6
How does tract 12086008909 compare to Westchester overall?
Tract 12086008909 scores 3.1/10, higher than the parent city of Westchester at 2.4/10. City-scale signals (state law, local rent controls, court bias) are inherited from Westchester; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Westchester
Top eight tracts in Westchester ranked by composite eviction-risk score.
Tract · FL
Sweetwater
5.2
/ 10 · Moderate
Tract · FL
12086008805
3.8
/ 10 · Low
Tract · FL
Sweetwater
3.7
/ 10 · Low
Tract · FL
12086008910
3.7
/ 10 · Low
Tract · FL
12086007708
3.2
/ 10 · Low
Tract · FL
Sweetwater
3.1
/ 10 · Low
Tract · FL
12086008808
2.9
/ 10 · Low
Tract · FL
12086008908
2.9
/ 10 · Low
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