Within neighborhood
100
th percentile
Very High
Neighborhood · Ranked #51,553 of 84,120 nationally
West Park Eviction Risk: Lower , Ives Estates
Tract 12086009809 · Miami-Dade, FL · pop 3,854 · neighborhood within 1.2 mi
Here is how census tract 12086009809, in the West Park neighborhood of Ives Estates, looks to a landlord: a 4.7/10 eviction-risk score (Moderate tier) across a population of 3,854. That is riskier than about 29% of US census tracts.
About 63% of renters carry a rent burden of 30% of income or higher, a severe level, and 48% are severely burdened at 50% or more. Average rent runs $1,918 a month against an average household income of $78,147 a year, roughly 29% of income at the averages. Renters make up 22% of occupied homes.
Risk score
3.4
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
10
th percentile
Very Low
Within county
38
th percentile
Low
Within state
52
th percentile
Moderate
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 3.4
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
The score leans hardest on housing court bias at 4.5/10. 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 Ives Estates, while the economic and supply signals are measured at the tract level.
Set against its neighbors, this tract scores below the Miami-Dade County average of 5.3 and in line with the Florida statewide average of 4.9. Within its own county it reads on the safer side for landlords.
The tract is predominantly Black and ranks around the 50th 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.
During 2020 and 2021, eviction filings here ran at about 0.32x the pre-COVID monthly baseline, well below the pre-pandemic norm, the signature of an eviction moratorium at work.
For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.
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 3.4/10 (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 3.4/10, higher than the parent city of Ives Estates at 2.5/10. 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
12086000418
5.8
/ 10 · Elevated
Tract · FL
12086010023
5.6
/ 10 · Elevated
Tract · FL
12086010026
5.6
/ 10 · Elevated
Tract · FL
12086009904
5.6
/ 10 · Elevated
Tract · FL
12086009505
5.2
/ 10 · Moderate
Tract · FL
12086000402
5
/ 10 · Moderate
Tract · FL
12086009506
4.9
/ 10 · Moderate
Tract · FL
12086009811
4.8
/ 10 · Moderate
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