Market Highlights

Indianapolis, the capital of Indiana, is a vibrant city known for its rich history, diverse economy, and as the home of the iconic Indianapolis 500. The 11-county MSA, headlined by Marion County, is centrally located within the state. Top employers within the region include IU Indianapolis, IU Health (University Hospital, Methodist Hospital, IU School of Medicine), the headquarters of medicine producer Eli Lilly & Company, Ascension, and FedEx. The apartment market consists of 900 properties (50+ units) and 185,026 units.

 

 

Indianapolis Economy

The major industries in Indianapolis include:

  • Trade, Transportation, and Utilities: Major employers include FedEx, Amazon, Republic Airways, and Express Scripts
  • Education & Health Services: Major employers include IU Health, IU Indianapolis Eli Lilly & Company, and Ascension
  • Professional & Business Services: Salesforce has a major presence in Indianapolis. Its 48-floor, downtown headquarters has dozens of tenants, including 2,000 for Salesforce
  • Manufacturing: Major employers include Allison Transmission (2,000 jobs), Rolls-Royce North America (4,000 jobs), and Eli Lilly & Company (12,312 jobs)

Government, Leisure & Hospitality, and Financial Activities (banking, insurance, real estate, and investment firms) also round out the city’s major industries.

Statewide, the Indiana Economic Development Corporation (IEDC) recently broke another record for committed capital investment into the state of Indiana, totaling $38.3 billion through Q3 2024. This beats 2022 ($22.2 billion) and 2023 ($28.7 billion).

Population Analysis

 

Indianapolis Population

The Indianapolis-Carmel-Greenwood MSA has a current population of 2,138,468, with Marion, Hamilton, and Hendricks Counties making up more than 70% of that total. Hancock County (7.47% growth, 2020-23), Boone County (7% growth, 2020-23), and Hamilton County (6.49% growth, 2020-23) are the 3 fastest-growing counties. Hamilton County is nationally recognized as one of the top places to live in the United States. Carmel (#1) and Fishers (#4), both located in Hamilton County, are among the Top 5 nationally for Best Places to Live (Livability).

The Indianapolis-Carmel-Muncie, IN CSA includes an additional 9 counties and population of 513,485. Overall, the 20 counties within the CSA account for 38.65% of the state’s population.

Demographics

Total Population (MSA)
2,138,468
Population Growth (2020-23)
2.18%
Unemployment Rate (August 2024)
3.9%

Multifamily Highlights

Indianapolis Multifamily Analysis

 

The Indianapolis MSA has 900 apartments of over 50+ units, for a total of 185,026 units. 6,293 units were delivered in the last 12 months (CoStar) while an additional 50 properties totaling 10,721 units are currently under construction.

Steady demand has offset much of the market’s increased inventory, as 4,700 units were absorbed over the past 12 months (CoStar). The Average Rent in Indianapolis is $1,298, and the Vacancy Rate is 9.8% with a 12-Month Rent Growth of 2.5% (CoStar). Average Expenses in Indianapolis are $5,531 per unit (TKC’s Expense Averager Tool). Real Estate Taxes ($832/unit) and Water/Sewer ($660/unit) are typically the largest expenses incurred by Indianapolis multifamily owners.

The Central Marion County, Northwest Marion County, Carmel/Zionsville/Westfield, and North Washington Township submarkets account for roughly 48% of the MSA’s apartment units, while 4 submarkets have rents above the overall MSA average of $1,298:

  • Carmel/Zionsville/Westfield – $1,633
  • Fishers/Noblesville – $1,583
  • Downtown Indianapolis – $1,560
  • North Washington Township – $1,318

Not surprisingly, Carmel and Fishers are the most expensive areas to rent in Indianapolis, as they are both Top 5 Places to Live in the entire country.

Major Employers

  1. IU Indianapolis

    14,000 jobs / 25,000+ enrollment  | Learn More
  2. IU Health University Hospital

    13,479 jobs / 440 beds  | Learn More
  3. Eli Lilly & Company HQ

    12,312 jobs  | Learn More
  4. Ascension St Vincent Hospital

    10,000 jobs / 840 beds  | Learn More
  5. FedEx Indianapolis Hub

    8,729 jobs / 1.5 million SF  | Learn More
  6. Indiana University School of Medicine

    6,054 jobs  | Learn More
  7. IU Health Methodist Hospital

    5,000 jobs / 800 beds  | Learn More
  8. Eskenazi Health

    5,000 jobs / 333 beds  | Learn More
  9. Elevance Health HQ

    4,978 jobs  | Learn More
  10. New Era Technology

    4,500 total jobs  | Learn More
  11. Roche Diagnostics U.S. HQ

    4,200 jobs  | Learn More
  12. Rolls-Royce Corporation

    4,000 jobs  | Learn More
  13. Roudebush VA Medical Center

    3,042 jobs / 159 beds  | Learn More
  14. Franciscan Health Indianapolis

    2,583 jobs / 432 beds  | Learn More
  15. OneAmerica HQ

    2,500 total jobs  | Learn More
  16. Allison Transmission HQ

    2,000 jobs  | Learn More
  17. Salesforce Tower Indianapolis

    2,000 jobs  | Learn More
  18. UPS Regional Super Hub

    575 jobs / 893,000 SF  | Learn More

Other Demand Drivers

  1. Castleton Square Mall

    1,382,000 SF; Macy's, JCPenney, Dick's, H&M, Lego, H&M, AMC  | Learn More
  2. Circle Centre Mall

    730,000 SF; H&M, Forever 21, Banana Republic; Proposed 10-year, $650M renovation plan  | Learn More
  3. Gainbridge Fieldhouse

    Home of the Indiana Pacers; 18,345 Seats  | Learn More
  4. Lucas Oil Stadium

    Home of the Indianapolis Colts; 67,000 Seats  | Learn More
  5. Indianapolis International Airport

    5.2 million passengers in the first half of 2024  | Learn More
  6. Indianapolis Motor Speedway

    Largest sports venue in the world; $510 million economic impact  | Learn More
  7. Indianapolis Zoo

    1,000,000+ visitors annually  | Learn More
  8. Butler University

    5,400 enrollment  | Learn More
  9. University of Indianapolis

    5,000 enrollment  | Learn More
  10. Carmel (#1) & Fishers (#4)

    Top 5 nationally for 'Best Places to Live' (Livability)  | Learn More

Sources & Comments

1. Indianapolis-Carmel-Greenwood, IN Metropolitan Statistical Area consists of 11 counties, according to Office of Management and Budget: (1) Boone (2) Brown (3) Hamilton (4) Hancock (5) Hendricks (6) Johnson (7) Madison (8) Marion (9) Morgan (10) Shelby (11) Tipton. The Indianapolis-Carmel-Muncie, IN CSA includes all 11 counties in addition to Bartholomew, Decatur, Delaware, Henry, Howard, Jackson, Miami, Montgomery, and Putnam counties.

2. Primary Sources: (1) https://fred.stlouisfed.org/ (2) YardiMatrix (3) CoStar (4) rcanalytics.com (5) www.bls.gov (6) IEDC (7) Resultant.com (8) Careeronestop.com

3. Sales Comps are from 10/8/2023 – 10/8/2024

4. Development Pipeline as of 10/8/2024

5. This information supplied herein is from sources we deem reliable. It is provided without any representation, warranty, or guarantee, expressed or implied as to its accuracy