Within parent city
0
th percentile
Very Low
Census Tract · Ranked #24,926 of 84,120 nationally
Pinewood Eviction Risk: Moderate
Tract 12086000409 · Miami-Dade, FL · pop 4,372 · 92% of tract blocks fall in Pinewood
How risky is Pinewood in Miami-Dade County for landlords? Census tract 12086000409 scores 5.9/10, the Moderate tier. On the national scale it ranks #23,246 of 84,120 for landlord eviction difficulty.
61% of renter households here spend at least 30% of income on rent, a severe level, and 38% are severely burdened at 50% or more. The typical renter pays about $1,711 a month while the average household earns $59,426 a year, roughly 35% of income at the averages. Renters make up 49% of occupied homes.
Risk score
5
Moderate
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 30%
Stable renters 19%
Owners 51%
Tract context
Occupied units1,206
Renter share49.1%
SVI overall0.84
Poverty rate20.5%
Median income$59,426
Percentile rank
Higher percentile = riskier than more peers.Within county
78
th percentile
High
Within state
87
th percentile
High
National
70
th percentile
Elevated
Geographic context
Risk heat across Pinewood and the region
Centroid at 25.8804, -80.2165 · click any tract to drill in
Why Pinewood scores 5
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Pinewood
5.8
Regional political climate
2024 county presidential margin
5.4
State political climate
Florida legislature & governorship
1.5
Economic stress
20.5% poverty · this tract
5.1
Supply constraint
$1,711 rent vs county FMR
2.3
Rent control risk
Inherited from Pinewood
8.7
Eviction process difficulty
State law sets the calendar
1.0
Tenant organizing strength
Inherited from Pinewood
9.7
Housing court bias
Inherited from Pinewood
8.5
How Pinewood compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 84
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 95%Socioeconomic
- 79%Household composition
- 99%Racial/ethnic minority
- 33%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
Historic baseline (2000–2018)
- 71Total filings over 2 yrs
- 5.97%Avg annual filing rate
- 8.6%Peak (2015)
- 27Filings in 2016 (latest validated)
Pandemic-era tracking (2020–2021)
- 163Total filings 2020-21
- 2.2Avg monthly (observed)
- 1.7Pre-pandemic baseline
- 1.33×Ratio to baseline
Pandemic filings ran above 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 Pinewood
What moves this score most is tenant organizing strength at 9.7/10. 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 Pinewood, while the economic and supply signals are measured at the tract level.
Set against its neighbors, this tract scores above 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.
Princeton's Eviction Lab logged 71 eviction filings here over 2 tracked years, with about 6.0% of renter households facing a filing in a typical year. Filings peaked at 8.6% of renter households in 2015.
The tract is predominantly Black and ranks around the 84th 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.
For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.
Frequently asked
About tract 12086000409
Q1
What is the eviction-risk score for census tract 12086000409?
Census tract 12086000409 in Pinewood scores 5/10 (Moderate 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 12086000409?
Median gross rent is $1,711/month (ACS 5-year 2023, table B25064). 61% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 12086000409?
20.5% of residents in tract 12086000409 live below the federal poverty line (ACS B17001, 2023). Population: 4,372.
Q4
How socially vulnerable is tract 12086000409?
CDC Social Vulnerability Index ranks this tract in the 84th percentile nationally. Sub-themes: socioeconomic 95th, household 79th, minority 99th, housing 33th.
Q5
How many evictions are filed each year in tract 12086000409?
Princeton Eviction Lab recorded 71 eviction filings across 2 validated years in tract 12086000409 (2000-2018). The average annual filing rate is 5.97% of renter households, peaking at 8.6% in 2015. Source: Eviction Lab tract-validated 2024 release.
Q6
Did eviction filings in tract 12086000409 drop during COVID?
Pandemic-era filings ran 1.33× the pre-COVID monthly baseline. Filings ran above pre-pandemic norms. Tracked by the Eviction Lab Eviction Tracking System (Miami eviction risk), 2020-2021.
Q7
How does tract 12086000409 compare to Pinewood overall?
Tract 12086000409 scores 5/10, higher than the parent city of Pinewood at 2.6/10. City-scale signals (state law, local rent controls, court bias) are inherited from Pinewood; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Pinewood
Top eight tracts in Pinewood ranked by composite eviction-risk score.
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