In court-decided eviction outcomes for Mastic Beach, NY, tenants prevail in roughly 52.7% 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
398d
filing → judgment
From the moment an unlawful-detainer notice is filed in Mastic Beach, NY until a money judgment is entered, a contested eviction takes about 398 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$22.1–42.7k
legal + lost rent
A typical eviction in Mastic Beach, NY costs landlords $22,145 to $42,672 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$2,428
51% stretched on rent
Average gross rent in Mastic Beach, NY is $2,428 per month per the U.S. Census American Community Survey (5-year 2023). 51% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
18.4%
of households
18.4% of occupied housing units in Mastic 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
21.7%
6.5% unemp.
21.7% of Mastic Beach, NY residents live below the federal poverty line, and unemployment runs at 6.5%. 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 +10.0% (2024)
5.5
Regional political climate
County-weighted neighbor mix
5.5
State political climate
New York legislature & governorship
7.3
Economic stress
21.7% poverty · 6.5% unemp.
7.9
Supply constraint
$2,428 average · 18.4% renters
6.9
Rent Control risk
51.0% of income on rent
9.6
Eviction process difficulty
398 days filing → judgment
7.4
Tenant organizing strength
18.4% renters
4.2
Housing court bias
County bench composition
8.9
Geographic context
Risk heat across Mastic Beach and the region
Click any city to see its score
How Mastic Beach compares
Risk score vs. peers, county, state, and the U.S.
Rank in Suffolk County
High
#16of 148 cities
#16 of 148 cities in Suffolk County for landlord eviction risk.
Rank in New York
High
#180of 1,285 cities
#180 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
8.5
/ 10 · VERY HIGH
The verdict
A Very high-tier market.
Composite 8.5/10. Among the 10% riskiest markets nationally, with heavy tenant exposure, so every notice, hearing, and lease termination needs an attorney in the loop. The 50-year curve shows a sharp climb.
50-yr trend+5.0 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
398d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $2,428/mo. A contested eviction takes 398 days and costs $22,145–$42,672 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
18.4%
Renters
The renters
Who you'll be renting to.
Out of 16,735 residents, 18.4% rent. 51% are spending 30%+ income on rent, 21.7% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
5.5
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 5.5 and 5.5 (GOP margin +10.0% (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 7.4, housing court bias 8.9, rent-control risk 9.6. The slow part is the calendar, not the motion practice.
50-yr trendProcess difficulty +2.4 since '00
197620012026
Court-clerk data lands in the next release.
7.9
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 7.9. Supply constraint: 6.9. The numbers behind those: 21.7% poverty, 6.5% unemployment, 51% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Mastic Beach sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Mastic Beach · 398d · ~$32.4k all-in ($81/day) · score 8.5National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Mastic Beach, New York, presents one of the toughest environments for property owners in the nation. The Eviction Risk Score is 8.5/10 (VERY 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 Among the toughest 10% of US markets where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Mastic Beach is a city of 16,735 residents where 18.4% of occupied units are renter-occupied, and the typical renter spends 51.0% of income on rent. At an average rent of $2,428/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 Mastic Beach eviction process actually works
Eviction process difficulty here reads 7.4/10, 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 Mastic Beach closes 398 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 Mastic Beach's timeline is usually the calendar, not the motion practice. Housing court bias scores 8.9/10 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 Mastic Beach runs $22,145 to $42,672 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 398 days of typical timeline and $2,428/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 4.2/10 in Mastic Beach, and the city sits at the top of the rent control risk spectrum (9.6/10). 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 Mastic 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 VERY 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 $42,672 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Mastic Beach
Trap · 18.4%
18.4% renter share against 16,735 residents produces roughly 3,076 rental occupants in Mastic Beach. Suffolk County voted R 0.0% in 2020. Eviction filings tend to cluster in the multifamily rental corridor.
05FAQ
Frequently asked questions
Q1
Can I evict a tenant in Mastic Beach without a lawyer?
While technically possible, it's highly unadvisable in Mastic Beach, NY. The New York eviction process is complex, strictly regulated, and housing courts are generally tenant-friendly. A single procedural error can lead to dismissal, restarting the 398-day timeline and adding thousands to your costs. Hire a local landlord-tenant attorney.
Q2
What if my Mastic Beach tenant just stops communicating?
If a tenant stops communicating, continue to follow your formal notice procedures. Send notices via certified mail with a return receipt, and if required, use a process server. Do not assume they've abandoned the property unless you follow strict legal protocols for abandonment, which are rare and risky for landlords in New York.
Q3
How long does the 14-day pay-or-quit notice really give them?
The 14-day pay-or-quit notice gives the tenant 14 full days to either pay the rent due or vacate the property. The clock starts the day after they receive the notice. You cannot file in court until after these 14 days have fully expired. Be precise with your dates.
Q4
Can I include a "no pets" clause in my Mastic Beach lease?
Yes, you can generally include a "no pets" clause. However, be aware of federal and state laws regarding service animals and emotional support animals. These are not considered pets, and you generally cannot deny a tenant with a legitimate service or emotional support animal, nor can you charge pet fees for them.
Q5
Is "cash for keys" a legal option in New York?
Yes, "cash for keys" is a perfectly legal and often highly effective strategy in New York. It's a voluntary agreement where you offer a tenant money to vacate by a specific date, leaving the property in good condition. It can save you significant time and money compared to a lengthy eviction, especially in a high-risk area like Mastic Beach.
A 8.5/10 places Mastic Beach in the 89th 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 Mastic Beach (8.5/10)
Same risk band nationally · click any city for its full breakdown.
