In court-decided eviction outcomes for Evansdale, IA, tenants prevail in roughly 20.7% 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
48d
filing → judgment
From the moment an unlawful-detainer notice is filed in Evansdale, IA until a money judgment is entered, a contested eviction takes about 48 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$1.4–4.3k
legal + lost rent
A typical eviction in Evansdale, IA costs landlords $1,444 to $4,289 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$979
28% stretched on rent
Average gross rent in Evansdale, IA is $979 per month per the U.S. Census American Community Survey (5-year 2023). 28% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
39.2%
of households
39.2% of occupied housing units in Evansdale, IA 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
20.8%
5.7% unemp.
20.8% of Evansdale, IA residents live below the federal poverty line, and unemployment runs at 5.7%. 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
Dem margin +1.2% (2024)
5.9
Regional political climate
County-weighted neighbor mix
5.9
State political climate
Iowa legislature & governorship
2.3
Economic stress
20.8% poverty · 5.7% unemp.
7.6
Supply constraint
$979 average · 39.2% renters
6.6
Rent Control risk
28.4% of income on rent
5.1
Eviction process difficulty
48 days filing → judgment
1.9
Tenant organizing strength
39.2% renters
7.8
Housing court bias
County bench composition
6.6
Geographic context
Risk heat across Evansdale and the region
Click any city to see its score
How Evansdale compares
Risk score vs. peers, county, state, and the U.S.
Rank in Black Hawk County
High
#2of 10 cities
#2 of 10 cities in Black Hawk County for landlord eviction risk.
Rank in Iowa
High
#206of 1,026 cities
#206 of 1,026 cities in Iowa for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
2.7
/ 10 · LOW
The verdict
A Low-tier market.
Composite 2.7/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a slow, steady climb.
50-yr trend+0.5 over 50 yr
197620012026
Steady ratchet · no large swings
48d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $979/mo. A contested eviction takes 48 days and costs $1,444–$4,289 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
39.2%
Renters
The renters
Who you'll be renting to.
Out of 4,518 residents, 39.2% rent. 28% are spending 30%+ income on rent, 20.8% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
5.9
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 5.9 and 5.9 (Dem margin +1.2% (2024)). State climate at 2.3, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
2.3
State politics
The process
Moderate calendar, moderate friction.
State political climate 2.3/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 1.9, housing court bias 6.6, rent-control risk 5.1. Standard process speed for the state.
50-yr trendProcess difficulty +-3.1 since '00
197620012026
Court-clerk data lands in the next release.
7.6
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 7.6. Supply constraint: 6.6. The numbers behind those: 20.8% poverty, 5.7% unemployment, 28% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Evansdale sits in the quick & cheap quadrant
Bubble size = population · color = risk score
Evansdale · 48d · ~$2.9k all-in ($60/day) · score 2.7National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Evansdale, Iowa, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 2.7/10 (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.
Evansdale is a city of 4,518 residents where 39.2% of occupied units are renter-occupied, and the typical renter spends 28.4% of income on rent. At an average rent of $979/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 Evansdale eviction process actually works
Eviction process difficulty here reads 1.9/10, 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 Evansdale closes 48 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 Evansdale's timeline is usually the calendar, not the motion practice. Housing court bias scores 6.6/10 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 Evansdale runs $1,444 to $4,289 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 48 days of typical timeline and $979/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 7.8/10 in Evansdale, and the city has limited rent control exposure (5.1/10). 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 Iowa, 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 Evansdale: 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 Iowa's statutory language. Fix those four, and most cases settle or default. Skip them, and a $4,289 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Evansdale
Trap · 6.6/10
For landlords, the 5.6/10 score is most actionable when combined with Black Hawk County's specific court behavior. Housing-court bias sub-score: 6.6/10. Use proactive screening and documented notices.
05FAQ
Frequently asked questions
Q1
How long does an eviction usually take in Evansdale, IA?
A typical eviction in Evansdale takes around 48 days from the initial notice to regaining possession of your property. This timeline can vary if the tenant contests the eviction or if there are procedural delays.
Q2
What's the maximum security deposit I can charge in Evansdale?
Under Iowa law, you can charge a maximum of 2.00 months' rent for a security deposit. For example, if rent is $979/month, the cap is $1,958.
Q3
Do I need a lawyer for an eviction in Evansdale?
While you can technically represent yourself, it's highly recommended to consult with or hire an attorney for an eviction in Evansdale. The legal process is complex, and mistakes can be costly. An attorney can ensure you follow all procedures correctly, especially given the elevated housing-court-bias and tenant-organizing-strength scores.
Q4
Can I evict a tenant for any reason in Evansdale?
Iowa does not have a statewide "just cause" eviction requirement. For month-to-month tenancies or when a lease term ends, you can generally terminate a tenancy with proper notice (e.g., a 30-day notice) without needing a specific "just cause," as long as you are not violating fair housing laws or engaging in retaliation. However, for evictions during a lease term, you need a lease violation (like non-payment of rent) or other specific grounds.
Q5
What if my tenant pays after the 3-day notice but before I file for eviction?
If your tenant pays all the overdue rent within the 3-day notice period, you generally cannot proceed with the eviction for non-payment. The notice is a "pay or quit," meaning they cure the violation by paying. If they pay late but before you file, you might accept the payment, but clarify that future late payments will result in further action. Be consistent with your policies.
A 2.7/10 places Evansdale in the 83rd percentile of Iowa 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 Evansdale (2.7/10)
Same risk band nationally · click any city for its full breakdown.
