Evansville is Indiana’s 3rd-largest city with an MSA population of 270,717, trailing only Indianapolis and Fort Wayne in size. Strategically located in the southwest corner of the state along the Ohio River, Evansville is within a 250-mile radius of major U.S. cities including Nashville, St. Louis, Indianapolis, Cincinnati, Louisville, and Chattanooga. The economy is supported by over 8,000 businesses across a variety of industries. Deaconness Health System is the MSA’s largest employer, and University of Southern Indiana is the MSA’s largest university. Other notable employers include Toyota (Gibson County, 25 miles north of Evansville), Berry Global (plastics), Koch Enterprises, and TJ Maxx (distribution center). The Promenade is a 215-acre mixed-use development, anchored by Costco, with several construction projects underway. The apartment market is composed of 108 properties and 17,567 units with a strong and stable occupancy of 94.4%.

 

Evansville Economy

Evansville is home to a variety of industries and key employers. The primary industries are:

  • Advanced Manufacturing – with 33,000 workers, Manufacturing is the largest industry within the Evansville MSA. Toyota, Berry Global, Koch Enterprises, Jasper Engines & Transmissions, and Sabic Innovative Plastics are some of the largest employers within Manufacturing.
  • Health & Life Sciences
  • Logistics & Transportation
  • Food & Beverage

Population Analysis

 

Evansville MSA Population

The Evansville MSA has a current population of 270,717. The majority of the population comes from Vanderburgh County (179,810) while Posey (25,040) and Warrick (65,867) account for the remaining 33% of the MSA population. Overall, the MSA has grown by 0.45% from 2020-23, and Warrick County has been the fastest-growing county within the MSA with 2.92% growth during that same time period.

Demographics

Total Population (MSA)
270,717
Population Growth (2020-23)
0.45%
Unemployment Rate (November 2024)
4.2%

Multifamily Highlights

Evansville Multifamily Analysis

 

The Evansville MSA has 108 apartments of over 50+ units, for a total of 17,567 units. 268 units were delivered in the last 12 months (CoStar), with the majority of those deliveries coming from the 220-unit Promenade Flats project. Minimal inventory growth is expected over the next 12 months, and the existing vacancy of 5.6% is expected to compress slightly over the next several years. The Average Rent in Evansville is $976 with a 12-Month rent growth of 3.7% (CoStar). Based on an analysis of over 30 multifamily properties in Evansville, Average Expenses are $4,860 per unit (TKC’s Expense Averager Tool).

Major Employers

  1. Deaconess Health System

    10,500 jobs / 550 beds  | Learn More
  2. Toyota Motor Manufacturing (TMMI)

    7,500 jobs  | Learn More
  3. Evansville Vanderburgh School Corporation (EVSC)

    3,450 jobs  | Learn More
  4. Berry Global (HQ)

    3,200 jobs  | Learn More
  5. Ascension St. Vincent

    3,000 jobs / 508 beds  | Learn More
  6. Koch Enterprises

    2,800 jobs  | Learn More
  7. Jasper Engines & Transmissions

    2,500 jobs  | Learn More
  8. TJ Maxx

    2,300 jobs  | Learn More
  9. University of Southern Indiana

    2,119 jobs / 9,489 enrollment  | Learn More
  10. OneMain Financial (HQ)

    1,250 jobs  | Learn More
  11. Kaiser Aluminum Warrick (HQ)

    1,250 jobs  | Learn More
  12. Sabic Innovative Plastics

    1,200 jobs  | Learn More
  13. Metronet Inc. (HQ)

    1,142 jobs  | Learn More
  14. CenterPoint Energy

    1,011 jobs  | Learn More

Other Demand Drivers

  1. University of Evansville

    915 jobs; 1,741 enrollment  | Learn More
  2. Eastland Mall

    1,017,000 SF; JCPenney, Dillard's, Macy's  | Learn More
  3. The Promenade

    215 acres; Costco, Academy Sports & Outdoors, Marshalls  | Learn More
  4. Evansville Pavilion

    Target, TJ Maxx, HomeGoods, DSW, Kirkland's, Starbucks  | Learn More
  5. Evansville Regional Airport

    Allegiant, American Airlines, Delta, Breeze  | Learn More

Sources & Comments

1. The Evansville, IN Metropolitan Statistical Area consists of 3 counties, according to Office of Management and Budget: (1) Posey (2) Vanderburgh (3) Warrick

2. Primary Sources: (1) https://fred.stlouisfed.org/ (2) CoStar (3) MSCI Real Capital Analytics (4) www.bls.gov (5) https://www.evansvilleregion.com

3. Sales Comps are from 01/2024 – 01/2025

4. 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