In court-decided eviction outcomes for Guadalupe, AZ, tenants prevail in roughly 19.3% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
42d
filing → judgment
From the moment an unlawful-detainer notice is filed in Guadalupe, AZ until a money judgment is entered, a contested eviction takes about 42 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$1.7–3.9k
legal + lost rent
A typical eviction in Guadalupe, AZ costs landlords $1,672 to $3,915 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$872
40% stretched on rent
Average gross rent in Guadalupe, AZ is $872 per month per the U.S. Census American Community Survey (5-year 2023). 40% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
38.9%
of households
38.9% of occupied housing units in Guadalupe, AZ are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
22.3%
2.7% unemp.
22.3% of Guadalupe, AZ residents live below the federal poverty line, and unemployment runs at 2.7%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
GOP margin +3.5% (2024)
5.6
Regional political climate
County-weighted neighbor mix
5.6
State political climate
Arizona legislature & governorship
2.2
Economic stress
22.3% poverty · 2.7% unemp.
6.4
Supply constraint
$872 average · 38.9% renters
5.9
Rent Control risk
39.6% of income on rent
6.3
Eviction process difficulty
42 days filing → judgment
1.7
Tenant organizing strength
38.9% renters
8.3
Housing court bias
County bench composition
7.3
Geographic context
Risk heat across Guadalupe and the region
Click any city to see its score
How Guadalupe compares
Risk score vs. peers, county, state, and the U.S.
Rank in Maricopa County
Moderate
#22of 45 cities
#22 of 45 cities in Maricopa County for landlord eviction risk.
Rank in Arizona
Moderate
#268of 464 cities
#268 of 464 cities in Arizona for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
2.5
/ 10 · LOW
The verdict
A Low-tier market.
Composite 2.5/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a slow, steady climb.
50-yr trend+0.4 over 50 yr
197620012026
Steady ratchet · no large swings
42d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $872/mo. A contested eviction takes 42 days and costs $1,672–$3,915 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
38.9%
Renters
The renters
Who you'll be renting to.
Out of 5,272 residents, 38.9% rent. 40% are spending 30%+ income on rent, 22.3% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
5.6
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 5.6 and 5.6 (GOP margin +3.5% (2024)). State climate at 2.2, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
2.2
State politics
The process
Moderate calendar, moderate friction.
State political climate 2.2/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 1.7, housing court bias 7.3, rent-control risk 6.3. Standard process speed for the state.
50-yr trendProcess difficulty +-3.3 since '00
197620012026
Court-clerk data lands in the next release.
6.4
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 6.4. Supply constraint: 5.9. The numbers behind those: 22.3% poverty, 2.7% unemployment, 40% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Guadalupe sits in the quick & cheap quadrant
Bubble size = population · color = risk score
Guadalupe · 42d · ~$2.8k all-in ($67/day) · score 2.5National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Guadalupe, Arizona, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 2.5/10 (LOW tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Mid-tier market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Guadalupe is a city of 5,272 residents where 38.9% of occupied units are renter-occupied, and the typical renter spends 39.6% of income on rent. At an average rent of $872/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Guadalupe eviction process actually works
Eviction process difficulty here reads 1.7/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Guadalupe closes 42 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Guadalupe's timeline is usually the calendar, not the motion practice. Housing court bias scores 7.3/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Guadalupe runs $1,672 to $3,915 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 42 days of typical timeline and $872/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 8.3/10 in Guadalupe, and the city carries meaningful rent control exposure (6.3/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Arizona, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Guadalupe: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a LOW tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Arizona's statutory language. Fix those four, and most cases settle or default. Skip them, and a $3,915 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Guadalupe
Trap · 2.2 POINTS
Politically, Maricopa County voted Democratic by 2.2 points in 2020, a baseline that correlates with tenant-protective legislative pressure. Combined with 39.6% rent-to-income ratio, expect baseline enforcement of ARLTA ARS 33.
04Eviction filings
Live filings tracking · Eviction Lab
Princeton Eviction Lab Tracking System, county-level. Last update 2026-05-01.
In the most recent month, 6,456 eviction cases were filed across the tracker's coverage area, 0.99× the historical baseline (below baseline). Past 12 months: 84,136 filings. Pandemic-era cumulative: 414,391.
6,456Past month
84,136Past 12 months
0.99×vs baseline (past mo)
21.2%Repeat-tenant filings
Notice requirement: at least five days notice (in some cases more). Filing fee: $69 filing fee.
Last 36 months of filings2023-05-01 – 2026-04-01
Filings dropped 9% over the past 12 months.
Source: Eviction Lab Tracking System, Princeton University. Open Data Commons Attribution license.
05FAQ
Frequently asked questions
Q1
Can I evict a tenant for being late on rent by just a few days in Guadalupe?
No. You must issue a 5-day pay-or-quit notice for non-payment of rent. This notice gives the tenant five full days to pay the overdue amount. Only if they fail to pay or move out within those five days can you proceed with filing an eviction lawsuit.
Q2
What if my tenant damages the property beyond normal wear and tear?
If the damage is significant and violates the lease, you can issue a 10-day notice to cure or quit for a material breach. If they don't fix the damage or move out, you can file for eviction. For minor damages, you'd typically deduct the cost from their security deposit, provided it's properly documented and within the 14-day return deadline.
Q3
Do I need an attorney to evict a tenant in Guadalupe?
You are not legally required to have an attorney for an eviction in Arizona Justice Court. However, given the 7.3/10 housing-court bias score and the complexities of legal procedure, many landlords find it beneficial to hire one, especially if the tenant contests the eviction. A small mistake can cause significant delays and added costs.
Q4
What are the rules for raising rent in Guadalupe?
Arizona has no statewide rent control (see Arizona rent control rules). For a month-to-month tenancy, you generally need to give 30 days' written notice before raising the rent. For a fixed-term lease, you can only raise the rent upon renewal of the lease, unless the lease specifically allows for mid-term increases (which is rare).
Q5
Can I refuse to rent to someone with a Section 8 voucher in Guadalupe?
Arizona does not have statewide source-of-income protection (see Arizona tenant protections). This means you are generally not prohibited from declining an applicant solely because they use a Section 8 voucher. However, you must still comply with all federal and state fair housing laws, meaning you cannot discriminate based on race, religion, national origin, sex, familial status, or disability.
A 2.5/10 places Guadalupe in the 47th percentile of Arizona cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has climbed steadily since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Guadalupe (2.5/10)
Same risk band nationally · click any city for its full breakdown.
