Within neighborhood
80
th percentile
High
Neighborhood · Ranked #39,308 of 84,120 nationally
South Miami Eviction Risk: Moderate , Glenvar Heights
Tract 12086007704 · Miami-Dade, FL · pop 5,734 · neighborhood within 1.3 mi
With a score of 4.6/10, tract 12086007704 in the South Miami area of Glenvar Heights, FL reads moderate for landlord eviction risk. What pushes it up most is tenant-organizing strength at 9.3/10.
Risk score
4.6
Moderate
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 44%
Stable renters 25%
Owners 31%
Tract context
Occupied units2,936
Renter share68.3%
SVI overall0.72
Poverty rate9.0%
Median income$62,096
Percentile rank
Higher percentile = riskier than more peers.Within parent city
50
th percentile
Moderate
Within county
55
th percentile
Moderate
Within state
70
th percentile
Elevated
Geographic context
Risk heat across Glenvar Heights and the region
Centroid at 25.7019, -80.3133 · click any tract to drill in
Why South Miami scores 4.6
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Glenvar Heights
5.8
Regional political climate
2024 county presidential margin
5.4
State political climate
Florida legislature & governorship
1.5
Economic stress
9.0% poverty · this tract
2.2
Supply constraint
$1,992 rent vs county FMR
3.6
Rent control risk
Inherited from Glenvar Heights
8.3
Eviction process difficulty
State law sets the calendar
1.5
Tenant organizing strength
Inherited from Glenvar Heights
9.3
Housing court bias
Inherited from Glenvar Heights
7.2
How South Miami compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 72
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 55%Socioeconomic
- 78%Household composition
- 84%Racial/ethnic minority
- 68%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)
- 48Total filings over 2 yrs
- 1.88%Avg annual filing rate
- 1.9%Peak (2016)
- 26Filings in 2016 (latest validated)
Pandemic-era tracking (2020–2021)
- 400Total filings 2020-21
- 5.5Avg monthly (observed)
- 3.9Pre-pandemic baseline
- 1.41×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
Within South Miami. Closest by Eviction Risk Score.
Analysis
What drives eviction risk in South Miami
Set annual rent against average income of $62,096 and the ratio lands at 38%, above the conventional 30% ceiling. Severe burden reaches 22%. Those are renters paying half their income or more, and that is where non-payment filings originate.
On the softer side, state political climate reads 1.5/10. 68% of occupied units are rented, so comparables are plentiful and vacancy risk is low, but a mispriced renewal loses the tenant to a building nearby.
Running cool, eviction-process difficulty reads 1.5/10. Against Miami-Dade County at 57.9%, 64% of renters here are cost-burdened.
The filing record is not thin: 48 evictions over 2 years of observation. Filings peaked in 2016 at 1.9% of renter households.
In a typical year about 1.9% of renter households face a filing. That is riskier than roughly 53% of the 84,120 US census tracts in this model. On the CDC Social Vulnerability Index the tract reads 7.5/10, which tracks how hard a shock lands on the households already here.
Of its three components the household composition measure is the most pressured. It tracks the Miami-Dade County average of 4.6 closely.
Average gross rent is $1,992, close to the Glenvar Heights average.
These are ACS 5-year estimates; the score moves when the ACS, court-record, or statute inputs behind it move.
Frequently asked
About tract 12086007704
Q1
What is the eviction-risk score for census tract 12086007704?
Census tract 12086007704 in the South Miami neighborhood scores 4.6/10 (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 12086007704?
Median gross rent is $1,992/month (ACS 5-year 2023, table B25064). 64% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 12086007704?
9.0% of residents in tract 12086007704 live below the federal poverty line (ACS B17001, 2023). Population: 5,734.
Q4
How socially vulnerable is tract 12086007704?
CDC Social Vulnerability Index ranks this tract in the 72th percentile nationally. Sub-themes: socioeconomic 55th, household 78th, minority 84th, housing 68th.
Q5
Is tract 12086007704 considered part of South Miami?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 12086007704 fall within South Miami (neighborhood centroid within 1.3 miles, OSM data).
Q6
How many evictions are filed each year in tract 12086007704?
Princeton Eviction Lab recorded 48 eviction filings across 2 validated years in tract 12086007704 (2000-2018). The average annual filing rate is 1.88% of renter households, peaking at 1.9% in 2016. Source: Eviction Lab tract-validated 2024 release.
Q7
Did eviction filings in tract 12086007704 drop during COVID?
Pandemic-era filings ran 1.41× the pre-COVID monthly baseline. Filings ran above pre-pandemic norms. Tracked by the Eviction Lab Eviction Tracking System (Miami eviction risk), 2020-2021.
Q8
How does tract 12086007704 compare to Glenvar Heights overall?
Tract 12086007704 scores 4.6/10, lower than the parent city of Glenvar Heights at 4.9/10. City-scale signals (state law, local rent controls, court bias) are inherited from Glenvar Heights; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Glenvar Heights
Top eight tracts in Glenvar Heights ranked by composite eviction-risk score.
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