Estimated values: The U.S. Census suppresses field-level data for small places. Estimated from county average, pop-weighted from real underlying ACS data.
Tenant beats landlord
16.2%
/ 100 outcomes
In court-decided eviction outcomes for Cass, IN, tenants prevail in roughly 16.2% 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
35d
filing → judgment
From the moment an unlawful-detainer notice is filed in Cass, IN until a money judgment is entered, a contested eviction takes about 35 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$1.4–3.3k
legal + lost rent
A typical eviction in Cass, IN costs landlords $1,356 to $3,274 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$827
27% stretched on rent
Average gross rent in Cass, IN is $827 per month per the U.S. Census American Community Survey (5-year 2023). 27% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
33.6%
of households
33.6% of occupied housing units in Cass, IN 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
29.3%
41.7% unemp.
29.3% of Cass, IN residents live below the federal poverty line, and unemployment runs at 41.7%. 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 +52.7% (2024)
3.2
Regional political climate
County-weighted neighbor mix
3.2
State political climate
Indiana legislature & governorship
2.0
Economic stress
29.3% poverty · 41.7% unemp.
9.5
Supply constraint
$827 average · 33.6% renters
1.0
Rent Control risk
26.6% of income on rent
1.0
Eviction process difficulty
35 days filing → judgment
2.3
Tenant organizing strength
33.6% renters
1.0
Housing court bias
County bench composition
1.5
Geographic context
Risk heat across Cass and the region
Click any city to see its score
How Cass compares
Risk score vs. peers, county, state, and the U.S.
Rank in Sullivan County
Very High
#1of 14 cities
#1 of 14 cities in Sullivan County for landlord eviction risk.
Rank in Indiana
Very High
#6of 971 cities
#6 of 971 cities in Indiana for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
2.9
/ 10 · LOW
The verdict
A Low-tier market.
Composite 2.9/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a slow, steady climb.
50-yr trend+0.7 over 50 yr
197620012026
Steady ratchet · no large swings
35d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $827/mo. A contested eviction takes 35 days and costs $1,356–$3,274 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
33.6%
Renters
The renters
Who you'll be renting to.
Out of 65 residents, 33.6% rent. 27% are spending 30%+ income on rent, 29.3% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
3.2
Local + regional
The politics
Light-statute interior market.
Local & regional political climate score 3.2 and 3.2 (GOP margin +52.7% (2024)). State climate at 2, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
2
State politics
The process
Moderate calendar, moderate friction.
State political climate 2/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 2.3, housing court bias 1.5, rent-control risk 1. Standard process speed for the state.
50-yr trendProcess difficulty +-2.7 since '00
197620012026
Court-clerk data lands in the next release.
9.5
Economic stress
The stress
Economic pressure is the real risk.
Economic stress: 9.5. Supply constraint: 1. The numbers behind those: 29.3% poverty, 41.7% unemployment, 27% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Cass sits in the quick & cheap quadrant
Bubble size = population · color = risk score
Cass · 35d · ~$2.3k all-in ($66/day) · score 2.9National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Cass, Indiana, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 2.9/10 (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.
Cass is a city of 65 residents where 33.6% of occupied units are renter-occupied, and the typical renter spends 26.6% of income on rent. At an average rent of $827/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 Cass eviction process actually works
Eviction process difficulty here reads 2.3/10, 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 Cass closes 35 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 Cass's timeline is usually the calendar, not the motion practice. Housing court bias scores 1.5/10 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 Cass runs $1,356 to $3,274 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 35 days of typical timeline and $827/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 1/10 in Cass, and the city has limited rent control exposure (1/10). 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 Indiana, 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 Cass: 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 Indiana's statutory language. Fix those four, and most cases settle or default. Skip them, and a $3,274 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Cass
Trap · INDIANA
Sullivan County court applies Indiana statute uniformly. Filing fee, notice period, and trial-to-writ timeline are set at the state level. At 2.9/10 local risk, default judgment frequency is typical.
04Eviction filings
Live filings tracking · Eviction Lab
Princeton Eviction Lab Tracking System, state-level (no county tracker available). Last update 2026-05-01.
In the most recent month, 5,536 eviction cases were filed across the tracker's coverage area, 0.95× the historical baseline (below baseline). Past 12 months: 71,124 filings. Pandemic-era cumulative: 388,307.
5,536Past month
71,124Past 12 months
0.95×vs baseline (past mo)
17.2%Repeat-tenant filings
Notice requirement: at least ten days notice (in some cases more). Filing fee: minimum filing fee of $87 (depending on the filing method).
Last 36 months of filings2023-05-01 – 2026-04-01
Filings dropped 5% over the past 12 months.
Source: Eviction Lab Tracking System, Princeton University. Open Data Commons Attribution license.
05FAQ
Frequently asked questions
Q1
What if my tenant abandons the property?
If you believe a tenant has abandoned the property, you can't just change the locks. Indiana law requires you to follow specific procedures. Generally, you must send a notice of abandonment to the tenant's last known address and wait a certain period (usually 30 days) before you can legally reclaim the property and dispose of their belongings. Consult with an attorney to ensure you follow the correct legal steps to avoid liability.
Q2
Can I evict a tenant for having unauthorized pets?
Yes, if your lease agreement explicitly prohibits pets or specifies conditions for having them, and the tenant violates that clause. You would typically issue a notice to cure or quit, giving them a chance to remove the pet or remedy the violation within a specified timeframe (often 10 days). If they don't comply, you can proceed with an eviction filing.
Q3
How long does it take to get a court date for an eviction in Cass?
After you file your complaint, the time to get a court date can vary, but generally, you can expect a hearing within 1-3 weeks. This timeframe is part of the overall 35-day average eviction timeline for Indiana. It's important to be prepared for your hearing with all necessary documentation.
Q4
Do I need a lawyer for an eviction in Cass?
While you are not legally required to have an attorney for an eviction in Indiana, it is strongly recommended, especially if you are new to the process or if the tenant contests the eviction. An attorney can ensure all notices are properly served, filings are correct, and represent your interests effectively in court, saving you time and potential costly mistakes. For general information, see our Indiana eviction risk overview.
Q5
What if my tenant pays after I've filed for eviction?
If your tenant pays the full amount of overdue rent, including any late fees, after you've filed but before the court hearing, you generally must accept the payment and dismiss the eviction case. However, if they only offer a partial payment, you have the discretion to accept or reject it. If you accept a partial payment, it's crucial to get a written agreement that clarifies whether the eviction case is still proceeding for the remaining balance or if it is dismissed. This is where attorney advice is particularly valuable.
A 2.9/10 places Cass in the 100th percentile of Indiana 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 Cass (2.9/10)
Same risk band nationally · click any city for its full breakdown.
