In court-decided eviction outcomes for Arcade, NY, tenants prevail in roughly 53.1% 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
384d
filing → judgment
From the moment an unlawful-detainer notice is filed in Arcade, NY until a money judgment is entered, a contested eviction takes about 384 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$17.4–36.3k
legal + lost rent
A typical eviction in Arcade, NY costs landlords $17,385 to $36,260 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$805
27% stretched on rent
Average gross rent in Arcade, NY is $805 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
49.4%
of households
49.4% of occupied housing units in Arcade, 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
18.6%
7.1% unemp.
18.6% of Arcade, NY residents live below the federal poverty line, and unemployment runs at 7.1%. 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 +48.2% (2024)
3.5
Regional political climate
County-weighted neighbor mix
3.5
State political climate
New York legislature & governorship
7.3
Economic stress
18.6% poverty · 7.1% unemp.
7.8
Supply constraint
$805 average · 49.4% renters
5.9
Rent Control risk
26.9% of income on rent
3.9
Eviction process difficulty
384 days filing → judgment
6.9
Tenant organizing strength
49.4% renters
9.0
Housing court bias
County bench composition
5.8
Geographic context
Risk heat across Arcade and the region
Click any city to see its score
How Arcade compares
Risk score vs. peers, county, state, and the U.S.
Rank in Wyoming County
Elevated
#5of 11 cities
#5 of 11 cities in Wyoming County for landlord eviction risk.
Rank in New York
Low
#953of 1,285 cities
#953 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
7.7
/ 10 · HIGH
The verdict
A High-tier market.
Composite 7.7/10. High statutory friction with active tenant counsel, so assume defenses on every filing. The 50-year curve shows a sharp climb.
50-yr trend+4.9 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
384d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $805/mo. A contested eviction takes 384 days and costs $17,385–$36,260 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
49.4%
Renters
The renters
Who you'll be renting to.
Out of 1,915 residents, 49.4% rent. 27% are spending 30%+ income on rent, 18.6% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
3.5
Local + regional
The politics
Light-statute interior market.
Local & regional political climate score 3.5 and 3.5 (GOP margin +48.2% (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 6.9, housing court bias 5.8, rent-control risk 3.9. The slow part is the calendar, not the motion practice.
50-yr trendProcess difficulty +1.9 since '00
197620012026
Court-clerk data lands in the next release.
7.8
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 7.8. Supply constraint: 5.9. The numbers behind those: 18.6% poverty, 7.1% 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
Arcade sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Arcade · 384d · ~$26.8k all-in ($70/day) · score 7.7National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Arcade, New York, presents a high-friction environment where attorney involvement on every filing is the norm. The Eviction Risk Score is 7.7/10 (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.
Arcade is a city of 1,915 residents where 49.4% of occupied units are renter-occupied, and the typical renter spends 26.9% of income on rent. At an average rent of $805/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 Arcade eviction process actually works
Eviction process difficulty here reads 6.9/10, 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 Arcade closes 384 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 Arcade's timeline is usually the calendar, not the motion practice. Housing court bias scores 5.8/10 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 Arcade runs $17,385 to $36,260 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 384 days of typical timeline and $805/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 9/10 in Arcade, and the city has limited rent control exposure (3.9/10). 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 Arcade: 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 $36,260 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Arcade
Trap · 3.9/10
Comparative benchmarking matters in markets like this. Arcade's 5.8/10 is near the New York state average. Rent-control-risk sub-score: 3.9/10. See the nearby cities grid below for direct A-vs-B comparison.
05FAQ
Frequently asked questions
Q1
Is New York rent control a concern in Arcade?
While the statewide rent control risk score is 3.9 (lower end of moderate), Arcade itself does not have local rent control ordinances. However, New York is generally a tenant-friendly state, and the political climate can shift. It's always wise to stay informed on potential state-level changes regarding rent stabilization and tenant protections. For more, see our New York rent control rules.
Q2
What if my tenant refuses to leave after the eviction order?
If the court grants you a Warrant of Eviction and the tenant still refuses to leave, you cannot physically remove them yourself. You must schedule the lockout with the local Sheriff's Department or a Marshal. They are the only ones legally authorized to enforce the eviction order. Attempting a self-help eviction is illegal and can lead to severe penalties.
Q3
Can I charge late fees in Arcade, NY?
Yes, you can charge late fees in New York, but they are capped. A late fee cannot exceed $50 or 5% of the monthly rent, whichever is less. Make sure this is clearly stated in your lease agreement. You can only charge a late fee if rent is not paid within five days of the due date.
Q4
Do I have to offer a lease renewal to my tenant?
New York law requires landlords to offer a renewal lease to tenants in most situations, especially if they have occupied the unit for more than a year. The notice period for offering a renewal depends on how long the tenant has lived there. For tenants living in the unit for one to two years, you need to provide 60 days' notice. For two years or more, it's 90 days' notice. If the tenant has been there less than a year, no renewal offer is required by state law, but a 30-day no-cause termination notice is still needed if you don't want to renew.
Q5
My tenant is damaging the property. What do I do?
If a tenant is damaging the property, you generally need to serve a notice to cure, giving them a specific timeframe (often 10-30 days, depending on the lease and severity) to stop the damaging behavior or repair the damage. If they fail to cure, you can then proceed with an eviction based on lease violation. Document all damage with photos and written communication. This is a different type of eviction than non-payment and requires different notices and legal grounds. Consult an attorney immediately for property damage cases.
A 7.7/10 places Arcade in the 26th 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 Arcade (7.7/10)
Same risk band nationally · click any city for its full breakdown.
