Within neighborhood
100
th percentile
Very High
Neighborhood · Ranked #23,808 of 84,120 nationally
Crystal Cay Eviction Risk: Moderate , Cutler Bay
Tract 12086010609 · Miami-Dade, FL · pop 5,864 · neighborhood within 1.2 mi
Census tract 12086010609 covers part of the Crystal Cay area of Cutler Bay, FL, and scores 5.5/10 on landlord eviction risk. It is home to 5,864 residents. 34% 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
5.5
Moderate
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 47%
Stable renters 27%
Owners 26%
Tract context
Occupied units2,137
Renter share73.4%
SVI overall0.95
Poverty rate24.6%
Median income$46,283
Percentile rank
Higher percentile = riskier than more peers.Within parent city
100
th percentile
Very High
Within county
76
th percentile
High
Within state
92
th percentile
Very High
Geographic context
Risk heat across Cutler Bay and the region
Centroid at 25.5703, -80.3611 · click any tract to drill in
Why Crystal Cay scores 5.5
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Cutler Bay
5.8
Regional political climate
2024 county presidential margin
5.4
State political climate
Florida legislature & governorship
1.5
Economic stress
24.6% poverty · this tract
6.2
Supply constraint
$1,338 rent vs county FMR
1.0
Rent control risk
Inherited from Cutler Bay
8.4
Eviction process difficulty
State law sets the calendar
1.8
Tenant organizing strength
Inherited from Cutler Bay
6.6
Housing court bias
Inherited from Cutler Bay
6.8
How Crystal Cay compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 95
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 87%Socioeconomic
- 93%Household composition
- 86%Racial/ethnic minority
- 91%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)
- 142Total filings over 2 yrs
- 5.96%Avg annual filing rate
- 8.3%Peak (2015)
- 48Filings in 2016 (latest validated)
Pandemic-era tracking (2020–2021)
- 184Total filings 2020-21
- 2.5Avg monthly (observed)
- 3.7Pre-pandemic baseline
- 0.67×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 Crystal Cay. Closest by Eviction Risk Score.
Analysis
What drives eviction risk in Crystal Cay
Adults with no health insurance runs 35.6% against 11.3% nationally. Pulling hardest the other way is supply constraint at 1/10. Average gross rent is $1,338, 32% below the Cutler Bay average.
Set annual rent against average income of $46,283 and the ratio lands at 35%, above the conventional 30% ceiling. This is renter territory: 73% of occupied units are tenant-occupied.
On the softer side, state political climate reads 1.5/10. Sitting well above the midpoint, rent-regulation exposure reads 8.4/10. The poverty rate is 25%. Judgments in high-poverty tracts are collectible far less often than filing counts suggest.
Against Miami-Dade County at 57.9%, 64% of renters here are cost-burdened. Against the Miami-Dade County average of 4.6, this tract reads riskier for landlords by 0.9 points.
The filing record is not thin: 142 evictions over 2 years of observation. The worst year on record was 2015, when 8.3% of renter households were served.
In a typical year about 6.0% of renter households face a filing.
All figures here are ACS 5-year estimates for this tract, refreshed as the underlying releases land.
Frequently asked
About tract 12086010609
Q1
What is the eviction-risk score for census tract 12086010609?
Census tract 12086010609 in the Crystal Cay neighborhood scores 5.5/10 (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 12086010609?
Median gross rent is $1,338/month (ACS 5-year 2023, table B25064). 64% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 12086010609?
24.6% of residents in tract 12086010609 live below the federal poverty line (ACS B17001, 2023). Population: 5,864.
Q4
How socially vulnerable is tract 12086010609?
CDC Social Vulnerability Index ranks this tract in the 95th percentile nationally. Sub-themes: socioeconomic 87th, household 93th, minority 86th, housing 91th.
Q5
Is tract 12086010609 considered part of Crystal Cay?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 12086010609 fall within Crystal Cay (neighborhood centroid within 1.2 miles, OSM data).
Q6
How many evictions are filed each year in tract 12086010609?
Princeton Eviction Lab recorded 142 eviction filings across 2 validated years in tract 12086010609 (2000-2018). The average annual filing rate is 5.96% of renter households, peaking at 8.3% in 2015. Source: Eviction Lab tract-validated 2024 release.
Q7
Did eviction filings in tract 12086010609 drop during COVID?
Pandemic-era filings ran 0.67× 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.
Q8
How does tract 12086010609 compare to Cutler Bay overall?
Tract 12086010609 scores 5.5/10, higher than the parent city of Cutler Bay at 4.1/10. City-scale signals (state law, local rent controls, court bias) are inherited from Cutler Bay; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Cutler Bay
Top eight tracts in Cutler Bay ranked by composite eviction-risk score.
Tract · FL
Cutler Bay
4.4
/ 10 · Moderate
Tract · FL
12086010613
4.2
/ 10 · Moderate
Tract · FL
12086980600
4.1
/ 10 · Moderate
Tract · FL
Cutler Bay
4
/ 10 · Moderate
Tract · FL
Cutler Bay
3.7
/ 10 · Low
Tract · FL
Crystal Cay
3.6
/ 10 · Low
Tract · FL
Cutler Bay
3.5
/ 10 · Low
Tract · FL
Crystal Cay
3.1
/ 10 · Low
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