Phelps, NY Eviction Risk Score Wayne County · New York · Population 2,254

Phelps, NY has an eviction risk score of 5.1 out of 10, placing it in the moderate-risk tier for landlords operating in Wayne County and the state of New York. The score combines local political climate, court disposition patterns, cost-of-eviction estimates, tenant organizing strength, and the likelihood of new tenant-protective legislation in the next legislative cycle.

Census ACS 2023 5-year estimates show median gross rent as a percentage of household income is 30.7% — a core driver of eviction filings, because households above 30% of income on rent are statistically more likely to miss a payment after any income shock. Median gross rent in Phelps is $1,111/month. About 21.6% of occupied units here are renter-occupied.

Economic stress: poverty rate 14.8%, unemployment 8.7%. Higher values correlate with higher eviction filing rates and longer court timelines.

Political climate: In 2020, Wayne County voted Republican by 19.6 points — classified as moderately landlord-leaning for purposes of rent-control or just-cause expansion risk.

What this score means for landlords

At 5.1/10, Phelps is an elevated-risk environment. Tenant protections are stronger than the national median. Use proactive screening, document notices in writing, and understand your specific just-cause and rent-cap exposure before raising rent or terminating a tenancy.

Nearby Cities — Eviction Risk Comparison

Landlord Guides & Research Tools

Deepen your market research with these ACS-data guides. The metrics powering this score feed directly into each ranking.

• Rent Control Cities 2026 — Full National List & Map
• Best Cities for Landlords 2026 — see where Phelps ranks nationally
• Most Rent-Burdened Cities in America — ACS 2023 leaderboard
• New York Eviction Risk Overview — all counties & cities in New York
• Wayne County — compare every city in the county