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
54.3%
/ 100 outcomes
In court-decided eviction outcomes for Oak Beach, NY, tenants prevail in roughly 54.3% 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
403d
filing → judgment
From the moment an unlawful-detainer notice is filed in Oak Beach, NY until a money judgment is entered, a contested eviction takes about 403 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$22.5–43.6k
legal + lost rent
A typical eviction in Oak Beach, NY costs landlords $22,541 to $43,633 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$2,385
32% stretched on rent
Average gross rent in Oak Beach, NY is $2,385 per month per the U.S. Census American Community Survey (5-year 2023). 32% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
17.4%
of households
17.4% of occupied housing units in Oak Beach, NY 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
5.5%
4.7% unemp.
5.5% of Oak Beach, NY residents live below the federal poverty line, and unemployment runs at 4.7%. 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 +4.2% (2024)
5.9
Regional political climate
County-weighted neighbor mix
5.9
State political climate
New York legislature & governorship
7.3
Economic stress
5.5% poverty · 4.7% unemp.
1.0
Supply constraint
$2,385 average · 17.4% renters
1.0
Rent Control risk
32.0% of income on rent
5.5
Eviction process difficulty
403 days filing → judgment
6.8
Tenant organizing strength
17.4% renters
1.0
Housing court bias
County bench composition
4.6
Geographic context
Risk heat across Oak Beach and the region
Click any city to see its score
How Oak Beach compares
Risk score vs. peers, county, state, and the U.S.
Rank in Nassau County
Very Low
#128of 130 cities
#128 of 130 cities in Nassau County for landlord eviction risk.
Rank in New York
Low
#795of 1,285 cities
#795 of 1,285 cities in New York for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
7.9
/ 10 · HIGH
The verdict
A High-tier market.
Composite 7.9/10. High statutory friction with active tenant counsel, so assume defenses on every filing. The 50-year curve shows a sharp climb.
50-yr trend+4.8 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
403d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $2,385/mo. A contested eviction takes 403 days and costs $22,541–$43,633 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
17.4%
Renters
The renters
Who you'll be renting to.
Out of 69 residents, 17.4% rent. 32% are spending 30%+ income on rent, 5.5% 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 (GOP margin +4.2% (2024)). State climate at 7.3, a tenant-leaning legislature.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
7.3
State politics
The process
Long calendar, heavy friction.
State political climate 7.3/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 6.8, housing court bias 4.6, rent-control risk 5.5. The slow part is the calendar, not the motion practice.
50-yr trendProcess difficulty +1.8 since '00
197620012026
Court-clerk data lands in the next release.
1
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 1. Supply constraint: 1. The numbers behind those: 5.5% poverty, 4.7% unemployment, 32% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Oak Beach sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Oak Beach · 403d · ~$33.1k all-in ($82/day) · score 7.9National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Oak Beach, New York, presents a high-friction environment where attorney involvement on every filing is the norm. The Eviction Risk Score is 7.9/10 (HIGH 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 High-friction landlord market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Oak Beach is a city of 69 residents where 17.4% of occupied units are renter-occupied, and the typical renter spends 32.0% of income on rent. At an average rent of $2,385/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 Oak Beach eviction process actually works
Eviction process difficulty here reads 6.8/10, 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 Oak Beach closes 403 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 Oak Beach's timeline is usually the calendar, not the motion practice. Housing court bias scores 4.6/10 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 Oak Beach runs $22,541 to $43,633 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 403 days of typical timeline and $2,385/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 1/10 in Oak Beach, and the city has limited rent control exposure (5.5/10). 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 New York, 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 Oak Beach: 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 HIGH 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 New York's statutory language. Fix those four, and most cases settle or default. Skip them, and a $43,633 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Oak Beach
Trap · HSTPA 2019 + GOOD CAUSE 2024
Compare Oak Beach to nearby cities in Nassau County via the related-cities grid below. Each municipality scores separately on the same nine sub-factors. State context: HSTPA 2019 + Good Cause 2024.
05FAQ
Frequently asked questions
Q1
Can I evict a tenant in Oak Beach for no reason?
No, not generally. New York requires a "just cause" for eviction in many circumstances, though not statewide for all tenancies. For month-to-month tenancies, you can issue a 30-day no-cause termination notice (for tenancies under one year), but this is still a formal process and the tenant can still fight it. It's always best to have a clear, documented reason for eviction, such as non-payment of rent or a lease violation.
Q2
How long does it take to get a court date for an eviction in Nassau County?
After you file the petition, it can take several weeks to a few months to get your initial court date, depending on the court's caseload. This is part of why the overall eviction timeline is so long in New York.
Q3
What if my tenant refuses to leave after the judge grants an eviction order?
If the judge grants you a Warrant of Eviction, you cannot physically remove the tenant yourself. You must schedule the eviction with the Nassau County Sheriff or a City Marshal. They are the only ones legally authorized to perform a lockout. This is another step that adds time and cost to the process.
Q4
Can I charge late fees in Oak Beach?
Yes, New York law allows landlords to charge a late fee of no more than $50 or 5% of the monthly rent, whichever is less. Make sure this is clearly stated in your lease agreement.
Q5
Are there any rent control rules I need to worry about in Oak Beach?
While Oak Beach itself doesn't have specific rent control ordinances, New York State has complex rent stabilization and control laws that apply in certain areas. It's crucial to understand if your property falls under any of these, especially if it's an older building or has received certain tax abatements. See our New York rent control rules guide for more information.
A 7.9/10 places Oak Beach in the 44th percentile of New York 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 risen sharply 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 Oak Beach (7.9/10)
Same risk band nationally · click any city for its full breakdown.
