Within neighborhood
0
th percentile
Very Low
Neighborhood · Ranked #63,308 of 84,120 nationally
West Park Eviction Risk: Lower , Ives Estates
Tract 12086009809 · Miami-Dade, FL · pop 3,854 · neighborhood within 1.2 mi
With a score of 3.2/10, tract 12086009809 in the West Park area of Miami Gardens, FL reads lower for landlord eviction risk. It is home to 3,854 residents. 48% are severely burdened past the 50% mark. That cohort absorbs no shock: one repair bill or one cut shift converts straight into arrears.
Risk score
3.2
Lower
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 14%
Stable renters 8%
Owners 78%
Tract context
Occupied units1,343
Renter share22.0%
SVI overall0.50
Poverty rate8.2%
Median income$78,147
Percentile rank
Higher percentile = riskier than more peers.Within parent city
13
th percentile
Very Low
Within county
22
th percentile
Low
Within state
34
th percentile
Low
Geographic context
Risk heat across Ives Estates and the region
Centroid at 25.9693, -80.2003 · click any tract to drill in
Why West Park scores 3.2
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Ives Estates
5.5
Regional political climate
2024 county presidential margin
5.4
State political climate
Florida legislature & governorship
1.5
Economic stress
8.2% poverty · this tract
2.0
Supply constraint
$1,918 rent vs county FMR
3.2
Rent control risk
Inherited from Ives Estates
1.5
Eviction process difficulty
State law sets the calendar
3.5
Tenant organizing strength
Inherited from Ives Estates
4.5
Housing court bias
Inherited from Ives Estates
4.5
How West Park compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 50
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 60%Socioeconomic
- 70%Household composition
- 96%Racial/ethnic minority
- 9%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)
- 45Total filings 2020-21
- 0.6Avg monthly (observed)
- 1.9Pre-pandemic baseline
- 0.32×Ratio to baseline
Pandemic filings ran far below baseline (moratorium effect). Eviction Lab tracked Miami as part of its 34-metro Eviction Tracking System.
Comparable tracts
Census tracts with similar eviction risk
Within West Park. Closest by Eviction Risk Score.
Analysis
What drives eviction risk in West Park
Pulling hardest the other way is state political climate at 1.5/10. On the softer side, rent-regulation exposure reads 1.5/10. Against the Miami-Dade County average of 4.6, this tract reads safer for landlords by 1.4 points.
Running cool, economic stress reads 2/10. 63% of renter households cross the 30%-of-income line, higher than the Miami-Dade County average of 57.9%.
Nationally it ranks #63,308 of 84,120 for landlord eviction difficulty. At 22% renter-occupied this is predominantly owner territory, and comps have to be drawn from further out. CDC social-vulnerability scoring puts the tract at 5.5/10.
Statewide the FL average is 4.1, so this tract runs 0.9 points cooler. Of its three components the housing type and transport measure is the least pressured. Average gross rent is $1,918, close to the Miami Gardens average.
Annual rent works out to 29% of average household income of $78,147.
These are ACS 5-year estimates; the score moves when the ACS, court-record, or statute inputs behind it move.
Frequently asked
About tract 12086009809
Q1
What is the eviction-risk score for census tract 12086009809?
Census tract 12086009809 in the West Park neighborhood scores 3.2/10 (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 12086009809?
Median gross rent is $1,918/month (ACS 5-year 2023, table B25064). 63% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 12086009809?
8.2% of residents in tract 12086009809 live below the federal poverty line (ACS B17001, 2023). Population: 3,854.
Q4
How socially vulnerable is tract 12086009809?
CDC Social Vulnerability Index ranks this tract in the 50th percentile nationally. Sub-themes: socioeconomic 60th, household 70th, minority 96th, housing 9th.
Q5
Is tract 12086009809 considered part of West Park?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 12086009809 fall within West Park (neighborhood centroid within 1.2 miles, OSM data).
Q6
Did eviction filings in tract 12086009809 drop during COVID?
Pandemic-era filings ran 0.32× the pre-COVID monthly baseline. Filings dropped sharply, likely a moratorium effect. Tracked by the Eviction Lab Eviction Tracking System (Miami eviction risk), 2020-2021.
Q7
How does tract 12086009809 compare to Ives Estates overall?
Tract 12086009809 scores 3.2/10, lower than the parent city of Ives Estates at 4.6/10. City-scale signals (state law, local rent controls, court bias) are inherited from Ives Estates; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Ives Estates
Top eight tracts in Ives Estates ranked by composite eviction-risk score.
Tract · FL
12086010026
5.4
/ 10 · Moderate
Tract · FL
12086009904
5.4
/ 10 · Moderate
Tract · FL
12086000402
5.4
/ 10 · Moderate
Tract · FL
12086000418
5.4
/ 10 · Moderate
Tract · FL
12086009505
5.4
/ 10 · Moderate
Tract · FL
12086010023
5.4
/ 10 · Moderate
Tract · FL
12086009506
5.3
/ 10 · Moderate
Tract · FL
12086009811
5.2
/ 10 · Moderate
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