Within neighborhood
80
th percentile
High
Neighborhood · Ranked #22,213 of 84,120 nationally
South Beach Eviction Risk: Moderate , Miami Beach
Tract 12086004405 · Miami-Dade, FL · pop 3,427 · neighborhood within 0.3 mi
Census tract 12086004405 belongs to the South Beach neighborhood of Miami Beach, Florida. It is home to 3,427 residents and scores 5.8/10, a moderate reading for landlords. On the national scale it ranks #26,090 of 84,120 for landlord eviction difficulty.
Rent eats 30% or more of income for 72% of renter households, a severe level, and 41% are severely burdened at 50% or more. Average rent runs $1,548 a month against an average household income of $48,292 a year, roughly 38% of income at the averages. About 80% of occupied units are renter-occupied, a renter-majority tract.
Risk score
5.2
Moderate
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
79
th percentile
High
Within county
81
th percentile
High
Within state
90
th percentile
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 5.2
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
What moves this score most is tenant organizing strength at 9.6/10. 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 Miami Beach eviction risk, 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.
HOLC surveyors mapped this tract in the 1930s with a dominant grade of C ("Declining"), above the redlined D tier. The grading still shaped decades of lending and development in the surrounding area.
During 2020 and 2021, eviction filings here ran at about 1.11x 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 12086004405
Q1
What is the eviction-risk score for census tract 12086004405?
Census tract 12086004405 in the South Beach neighborhood scores 5.2/10 (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 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 5.2/10, higher than the parent city of Miami Beach at 2.4/10. 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
5.8
/ 10 · Elevated
Tract · FL
North Beach
5.5
/ 10 · Elevated
Tract · FL
Española Way
5.4
/ 10 · Moderate
Tract · FL
North Beach
5.4
/ 10 · Moderate
Tract · FL
Española Way
5.4
/ 10 · Moderate
Tract · FL
Española Way
5.2
/ 10 · Moderate
Tract · FL
12086004103
5.1
/ 10 · Moderate
Tract · FL
North Beach
4.9
/ 10 · Moderate
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