Within neighborhood
100
th percentile
Very High
Neighborhood · Ranked #41,218 of 84,120 nationally
Spanish Pines Eviction Risk: Moderate , Dunedin
Tract 12103026904 · Pinellas, FL · pop 4,361 · neighborhood within 1.0 mi
Tract 12103026904, home to 4,361 residents in the Spanish Pines area of Dunedin, scores 5.4/10 for landlord eviction risk. It lands near the 54th percentile nationally for landlord eviction risk.
60% of renter households here spend at least 30% of income on rent, a severe level, and 38% are severely burdened at 50% or more. The typical renter pays about $1,431 a month while the average household earns $51,208 a year, roughly 34% of income at the averages. About 52% of occupied units are renter-occupied, a renter-majority tract.
Risk score
4.5
Moderate
Confidence 100% · 1–10 scale
Household mix · 100 hh
Burdened renters 31%
Stable renters 21%
Owners 48%
Tract context
Occupied units2,159
Renter share51.6%
SVI overall0.69
Poverty rate14.6%
Median income$51,208
Percentile rank
Higher percentile = riskier than more peers.Within parent city
70
th percentile
Elevated
Within county
77
th percentile
High
Within state
75
th percentile
Elevated
Geographic context
Risk heat across Dunedin and the region
Centroid at 28.0329, -82.7458 · click any tract to drill in
Why Spanish Pines scores 4.5
9 axes · 1 = landlord-friendlyLocal political climate
Inherited from Dunedin
5.5
Regional political climate
2024 county presidential margin
5.0
State political climate
Florida legislature & governorship
1.5
Economic stress
14.6% poverty · this tract
3.6
Supply constraint
$1,431 rent vs county FMR
2.2
Rent control risk
Inherited from Dunedin
8.1
Eviction process difficulty
State law sets the calendar
1.3
Tenant organizing strength
Inherited from Dunedin
6.8
Housing court bias
Inherited from Dunedin
6.4
How Spanish Pines compares
Risk score vs. parent city, county, state.CDC Social Vulnerability Index
SVI percentile: 69
CDC/ATSDR 2022. Higher = more vulnerable. National percentile across 84k tracts.
- 60%Socioeconomic
- 35%Household composition
- 26%Racial/ethnic minority
- 96%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)
- 677Total filings over 18 yrs
- 4.87%Avg annual filing rate
- 8.0%Peak (2011)
- 21Filings in 2017 (latest validated)
Filings dropped 55% over the past 18 months.
Pandemic-era tracking (2020–2021)
- 111Total filings 2020-21
- 1.5Avg monthly (observed)
- 1.9Pre-pandemic baseline
- 0.80×Ratio to baseline
Pandemic filings ran below baseline. Eviction Lab tracked Tacoma, WA as part of its 34-metro Eviction Tracking System.
Comparable tracts
Census tracts with similar eviction risk
Within Spanish Pines. Closest by Eviction Risk Score.
Analysis
What drives eviction risk in Spanish Pines
What moves this score most is rent-control risk at 8.1/10. 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 Dunedin, while the economic and supply signals are measured at the tract level.
Set against its neighbors, this tract scores above the Pinellas County average of 4.8 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 0.80x the pre-COVID monthly baseline, a little under the pre-pandemic norm.
The tract is predominantly White and ranks around the 69th 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.
For a landlord, conditions here are middle-of-the-road. Standard screening and prompt, documented notices usually keep cases short.
Frequently asked
About tract 12103026904
Q1
What is the eviction-risk score for census tract 12103026904?
Census tract 12103026904 in the Spanish Pines 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 12103026904?
Median gross rent is $1,431/month (ACS 5-year 2023, table B25064). 60% of renter households are cost-burdened.
Q3
What is the poverty rate in tract 12103026904?
14.6% of residents in tract 12103026904 live below the federal poverty line (ACS B17001, 2023). Population: 4,361.
Q4
How socially vulnerable is tract 12103026904?
CDC Social Vulnerability Index ranks this tract in the 69th percentile nationally. Sub-themes: socioeconomic 60th, household 35th, minority 26th, housing 96th.
Q5
Is tract 12103026904 considered part of Spanish Pines?
Yes. Per Census Bureau 2020 Block Assignment Files, the plurality of blocks in tract 12103026904 fall within Spanish Pines (neighborhood centroid within 1.0 miles, OSM data).
Q6
How many evictions are filed each year in tract 12103026904?
Princeton Eviction Lab recorded 677 eviction filings across 18 validated years in tract 12103026904 (2000-2018). The average annual filing rate is 4.87% of renter households, peaking at 8.0% in 2011. Source: Eviction Lab tract-validated 2024 release.
Q7
Did eviction filings in tract 12103026904 drop during COVID?
Pandemic-era filings ran 0.80× the pre-COVID monthly baseline. Filings ran modestly below normal. Tracked by the Eviction Lab Eviction Tracking System (Tacoma, WA), 2020-2021.
Q8
How does tract 12103026904 compare to Dunedin overall?
Tract 12103026904 scores 4.5/10, higher than the parent city of Dunedin at 2.4/10. City-scale signals (state law, local rent controls, court bias) are inherited from Dunedin; what makes this tract different are its tract-specific economic stress and supply-constraint sub-scores.
Sibling tracts
Highest-risk tracts in Dunedin
Top eight tracts in Dunedin ranked by composite eviction-risk score.
Tract · FL
Golden Crest
4.9
/ 10 · Moderate
Tract · FL
Dunedin Cove
4.6
/ 10 · Moderate
Tract · FL
Golden Crest
4.5
/ 10 · Moderate
Tract · FL
Harbor View
4.1
/ 10 · Moderate
Tract · FL
Golden Crest
3.7
/ 10 · Low
Tract · FL
Victoria Palms
3.7
/ 10 · Low
Tract · FL
Barrington Hills
3.6
/ 10 · Low
Tract · FL
Spanish Pines
3.5
/ 10 · Low
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