Within neighborhood
33
th percentile
Low
Neighborhood · Ranked #69,776 of 84,120 nationally
Shenandoah Eviction Risk: Lower , Davie
Tract 12011070323 · Broward, FL · pop 3,298 · neighborhood within 1.2 mi
Census tract 12011070323 belongs to the Shenandoah neighborhood of Davie, Florida. It is home to 3,298 residents and scores 5.6/10, a moderate reading for landlords. That is riskier than about 62% of US census tracts.
62% of renter households here spend at least 30% of income on rent, a severe level, and 20% are severely burdened at 50% or more. Average gross rent is $1,604 monthly, set against $87,679 in average yearly household income, roughly 22% of income at the averages. About 24% of occupied units are renter-occupied.
Risk score
2.3
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 15%
Stable renters 9%
Owners 76%
Tract context
Occupied units1,071
Renter share24.3%
SVI overall0.59
Poverty rate4.6%
Median income$87,679
Percentile rank
Higher percentile = riskier than more peers.Within parent city
40
th percentile
Moderate
Within county
23
th percentile
Low
Within state
20
th percentile
Very Low
Geographic context
Risk heat across Davie and the region
Centroid at 26.0946, -80.3268 · click any tract to drill in
Why Shenandoah scores 2.3
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Davie
6.8
Regional political climate
2024 county presidential margin
6.5
State political climate
Florida legislature & governorship
1.5
Economic stress
4.6% poverty · this tract
1.2
Supply constraint
$1,604 rent vs county FMR
1.7
Rent control risk
Inherited from Davie
8.8
Eviction process difficulty
State law sets the calendar
1.5
Tenant organizing strength
Inherited from Davie
7.1
Housing court bias
Inherited from Davie
7.1
How Shenandoah compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 59
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 72%Socioeconomic
- 34%Household composition
- 72%Racial/ethnic minority
- 39%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)
- 33Total filings 2020-21
- 0.6Avg monthly (observed)
- 1.1Pre-pandemic baseline
- 0.54×Ratio to baseline
Pandemic filings ran far below baseline (moratorium effect). Eviction Lab tracked Fort Lauderdale as part of its 34-metro Eviction Tracking System.
Comparable tracts
Census tracts with similar eviction risk
Within Shenandoah. Closest by Eviction Risk Score.
Analysis
What drives eviction risk in Shenandoah
What moves this score most is rent-control risk at 8.8/10. 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 Davie eviction risk, while the economic and supply signals are measured at the tract level.
Set against its neighbors, this tract scores about the same as the Broward County average of 5.4 and above the Florida statewide average of 4.9. Within its own county it reads on the riskier side for landlords.
During 2020 and 2021, eviction filings here ran at about 0.54x the pre-COVID monthly baseline, well below the pre-pandemic norm, the signature of an eviction moratorium at work.
The tract is Hispanic or Latino and White and ranks around the 59th percentile nationally on the CDC Social Vulnerability Index, a measure of how exposed residents are to housing and economic shocks. That is a middle-of-the-pack reading for social vulnerability.
For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.
Frequently asked
About tract 12011070323
Q1
What is the eviction-risk score for census tract 12011070323?
Census tract 12011070323 in the Shenandoah neighborhood scores 2.3/10 (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 12011070323?
Median gross rent is $1,604/month (ACS 5-year 2023, table B25064). 62% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 12011070323?
4.6% of residents in tract 12011070323 live below the federal poverty line (ACS B17001, 2023). Population: 3,298.
Q4
How socially vulnerable is tract 12011070323?
CDC Social Vulnerability Index ranks this tract in the 59th percentile nationally. Sub-themes: socioeconomic 72th, household 34th, minority 72th, housing 39th.
Q5
Is tract 12011070323 considered part of Shenandoah?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 12011070323 fall within Shenandoah (neighborhood centroid within 1.2 miles, OSM data).
Q6
Did eviction filings in tract 12011070323 drop during COVID?
Pandemic-era filings ran 0.54× the pre-COVID monthly baseline. Filings dropped sharply, likely a moratorium effect. Tracked by the Eviction Lab Eviction Tracking System (Fort Lauderdale eviction risk), 2020-2021.
Q7
How does tract 12011070323 compare to Davie overall?
Tract 12011070323 scores 2.3/10, right in line with the parent city of Davie at 2.5/10. City-scale signals (state law, local rent controls, court bias) are inherited from Davie eviction risk; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Davie
Top eight tracts in Davie ranked by composite eviction-risk score.
Tract · FL
12011070504
4.7
/ 10 · Moderate
Tract · FL
Shenandoah
4.4
/ 10 · Moderate
Tract · FL
Downtown Davie
4
/ 10 · Moderate
Tract · FL
Downtown Davie
3.9
/ 10 · Low
Tract · FL
Downtown Davie
3.6
/ 10 · Low
Tract · FL
Downtown Davie
3.6
/ 10 · Low
Tract · FL
Pine Island Ridge
3.5
/ 10 · Low
Tract · FL
Pine Island Ridge
3.4
/ 10 · Low
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