Within neighborhood
100
th percentile
Very High
Neighborhood · Ranked #32,735 of 84,120 nationally
Crystal Cay Eviction Risk: Moderate , Cutler Bay
Tract 12086010609 · Miami-Dade, FL · pop 5,864 · neighborhood within 1.2 mi
Here is how census tract 12086010609, in the Crystal Cay neighborhood of Cutler Bay, looks to a landlord: a 5.8/10 eviction-risk score (Moderate tier) across a population of 5,864. On the national scale it ranks #26,104 of 84,120 for landlord eviction difficulty.
Rent eats 30% or more of income for 64% of renter households, a severe level, and 34% are severely burdened at 50% or more. Average gross rent is $1,338 monthly, set against $46,283 in average yearly household income, roughly 35% of income at the averages. Renters make up 73% of occupied homes, a renter-majority tract.
Risk score
4.5
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
67
th percentile
Elevated
Within state
79
th percentile
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 4.5
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
The heaviest input here is rent-control risk at 8.4/10. 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 Cutler Bay, 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.
During 2020 and 2021, eviction filings here ran at about 0.67x the pre-COVID monthly baseline, well below the pre-pandemic norm, the signature of an eviction moratorium at work.
The tract is predominantly Hispanic or Latino and ranks around the 95th percentile nationally on the CDC Social Vulnerability Index, a measure of how exposed residents are to housing and economic shocks. High vulnerability tends to track with higher eviction-filing rates when rents climb.
For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.
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 4.5/10 (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 4.5/10, higher than the parent city of Cutler Bay at 2.5/10. 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.
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