All homes and bedroom counts
RENTAL MARKET INTELLIGENCE
Evansville, IN
Evansville merits investigation by value-focused rental buyers who can tolerate weak employment and flood exposure; buyers dependent on strong job growth or low property risk should avoid it.
Median price$230k
Median rent$1,077
Gross yield5.6%
Job growth▼ 1.3%
Composite Market ScoreRank #256 of 571 scored US market areas
Direct rental answer
How much is rent in Evansville, IN?
Zillow's metro-wide Observed Rent Index is $1,077 per month for 2026-06-30. That is up 5.20% from a year earlier.
Occupied rental units paying rent
Two-bedroom standard
These figures are not averaged together. Zillow and Realtor describe asking-rent markets, ACS measures rent paid by surveyed households, and HUD publishes administrative bedroom standards.
Exact county schedules
HUD rent benchmarks inside Evansville
Every row keeps its own county FIPS schedule. No county is selected as a metro proxy and no synthetic metro FMR is calculated.
| County | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| Vanderburgh County, INFIPS 18163 | $853 | $860 | $1,113 | $1,370 | $1,539 |
| Warrick County, INFIPS 18173 | $853 | $860 | $1,113 | $1,370 | $1,539 |
| Posey County, INFIPS 18129 | $853 | $860 | $1,113 | $1,370 | $1,539 |
The read
Why this market scores where it does
Evansville merits investigation by value-focused rental buyers who can tolerate weak employment and flood exposure; buyers dependent on strong job growth or low property risk should avoid it. A $229,634 median value and $1,077 asking rent produce a 5.63% gross yield before expenses.
The opportunity lies in affordability and tight resale supply. Rent consumes 18.94% of median household income, while months of supply is 1.9. Rent rose 5.2%, faster than the 3.77% increase in home values, but these annual changes do not establish a durable trend.
The principal tension is that favorable entry economics are not supported by current labor momentum. CES employment fell 1.33%, and tax filings show a small net household outflow. Inland-flood exposure adds a separate underwriting concern. Proceed only if property-level insurance, flood exposure, operating costs, and achievable rent preserve the apparent yield.
Frequently Asked Investor Questions
Does the headline yield show likely cash flow after costs?
No. The published gross yield is 5.63%, calculated from median asking rent and median home value before operating costs. Taxes, insurance, vacancy, management, maintenance, financing, concessions, and capital expenditure are not published, so net cash flow cannot be determined from this record.
Is new construction likely to materially loosen rental competition?
The record reports 756 total permits, equal to 2.79 per 1,000 residents, and places permit activity at the 6.3 percentile. It does not publish the split between rental and owner-occupied units, completion timing, demolitions, existing vacancy, or unit geography, so direct competitive pressure cannot be quantified.
How liquid is the purchase market, and are investors already dominant?
Homes spend a median 12 days on market, months of supply is 1.9, and 3,342 purchases are reported. Non-occupants represent 9.52% of purchase mortgages. Cash purchases and ownership concentration are not published, so the full investor presence cannot be measured.
Investor Quick Takeaways
Gross Yield: 5.6%
Computed from the current Zillow rent and home-value medians.
Rent Momentum: ▲ 5.20%
Zillow ZORI rent growth trend over trailing 12 months.
Investor Activity: 9.5%
Originated investment purchase share (CFPB HMDA).
Climate Exposure: FEMA NRI
Annualized loss ratio evaluated for flood & hurricane risk.
Put the evidence to work
Test the market, then test the deal
Keep Evansville as the starting point or move into a more specific property and rent check.
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Market pulse
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
Months of supply1.9 mo.▲ from 1.8 mo. a year ago
Median days on market12 days▼ from 15 days a year ago
Listings with price drops33.9%▼ from 36.6% a year ago
Sale-to-list ratio98.6%2026-05-01
Home value growth▲ 3.8%Zillow ZHVI · trailing 12 months
Rent growth▲ 5.20%Zillow ZORI · trailing 12 months
Gross rental yield5.6%Rent × 12 ÷ price
Payroll job growth▼ 1.3%CES · 12m to 2026-06
Release-to-release evidence
What actually changed
This comparison exists because at least one underlying source period advanced. Rebuilding the same data never creates a new observation.
Published score held steady51→51
0 ptsThe published component scores did not move in this release.
Weights were unchanged at metro-2026-07-v2-omb2023, so the movement comes from refreshed evidence and percentile ranks.
The named source periods advanced, but the measured values on this page held steady.
The one chart
Rents versus prices, indexed to 2019
Both series start at 100. The gap between the lines is the investment case, and which line is closing it tells you what kind of market this is.
Reindexed Price vs. Rent Growth
2019 = 100 · annual · 2019–2026
Since 2019, prices are up 58% and rents 56%. Prices running ahead of rents is what compresses yield. ✓ recomputed from series
Composite breakdown
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
Published arithmeticComponent × weight = points
51| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 8 | 30% | 2.40 |
| Rent trend | 75 | 25% | 18.75 |
| Affordability | 88 | 15% | 13.20 |
| Supply pressure | 79 | 15% | 11.85 |
| Climate risk | 29 | 15% | 4.35 |
| Published score | 51 | ||
Evansville, IN scoreRank #256
51Job growth8/100
Job: CES employment fell 1.33% year over year -> buyers should not assume labor-market expansion will support occupancy or rent growth and should test demand at the property and neighborhood level.
Rent trend75/100
Rent: Median asking rent is $1,077 and rose 5.2% year over year -> recent rent movement supports revenue potential, but the record does not show renewal rents, vacancy, concessions, or whether this pace persisted.
Affordability88/100
Affordability: Rent equals 18.94% of median household income and home value equals 3.37 times income -> the market appears accessible to tenants and buyers, though those metro-level measures do not establish affordability for a specific unit.
Supply pressure79/100
Supply: Months of supply is 1.9, homes take a median 12 days to sell, and 33.87% record price drops -> inventory is tight and moves quickly, yet frequent reductions make disciplined offers more appropriate than assuming uniform seller leverage.
Climate risk29/100
Climate: The annual climate loss ratio is 0.1802%, with inland flood identified as the dominant hazard -> water risk warrants address-level flood review, insurance quotations, and repair-reserve scrutiny before acquisition.
The numbers
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
ZHVI Median Price
$230k
YoY ▲ 3.8%
ZORI Median Rent
$1,077
YoY ▲ 5.20%
Gross Rental Yield
5.6%
Rent × 12 ÷ price
$1,077 × 12 ÷ $229,634
Job Growth (YoY)
▼ 1.3%
CES payrolls
Job signal 8/100
Median Household Income
$68k
Census ACS 5-year
Rent Burden
18.9%
Annual rent ÷ household income
Price-to-Income
3.4x
Median value ÷ household income
HUD 2BR Fair Market Rent
$1,113
Market rent 96.8% of FMR
Historical affordability context
Compare aligned 2019 and 2024 asking-rent and nominal household-income endpoints across the direct-overlap metro set.
Independent rent evidence
One market, several legitimate rent benchmarks
These releases observe different homes and different moments. RentMarker keeps them separate: ZORI remains the scoring baseline, while the other sources test how sensitive the market story is to bedroom mix and measurement method.
Monthly benchmark4 of 4 reported values
Zero-based scale$1,077Primary RentMarker baseline
2026-06-30
All homes and bedroom counts
A smoothed metro rent index for observed rentals; it is the primary rent used by RentMarker scores and career ratios.
View source release ↗$860−$217 vs ZORI
FY2026 FMR
One-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$1,113+$36 vs ZORI
FY2026 FMR
Two-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$986−$91 vs ZORI
ACS 2024 5-year
Occupied rental units paying rent
A five-year survey estimate of contract rent plus applicable tenant-paid utilities; it is not a current asking-rent index.
View source release ↗Take the next step
Keep Evansville as context, then replace market-wide evidence with the candidate property's facts.
Direct local rental evidence
Recent leases and rental-market liquidity in Evansville, IN
These Apartment List observations match the exact metro CBSA code 21780. They are kept separate from Zillow asking rent, Census occupied-home rent and property-level comparables.
Direct recent-lease rent history
Monthly overall-rent index; missing observations are not filled from another geography.
Recent-lease rent$1,0882026-07 · -0.2% year over year
Rental vacancyn/an/a
Time on marketn/an/a
Regional price level
What feels expensive inside Evansville
BEA compares each category with the United States, which equals 100. This is a 2024 price-level comparison—not annual inflation.
BEA Regional Price Parities · 2024US = 100
Occupation wage lens
How asking rent sits against major local occupations
Annualized Zillow asking rent is divided by each BLS annual median wage. This is a screening ratio for one wage, not a household budget or affordability verdict.
Six largest published major groupsannual rent ÷ median wage
Office and Administrative Support Occupations$43,740 median wage
29.5%
Transportation and Material Moving Occupations$42,170 median wage
30.6%
Food Preparation and Serving Related Occupations$28,930 median wage
44.7%
Production Occupations$47,640 median wage
27.1%
Sales and Related Occupations$35,080 median wage
36.8%
Healthcare Practitioners and Technical Occupations$80,780 median wage
16.0%
Supply pipeline
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
National supply context
Compare this authorization pipeline with asking-rent growth, jobs and for-sale liquidity across the evidence-complete metro set.
Building permits by structure type
units per year · latest year annualised
700 units authorised in 2026, 7% of them in 5+ unit buildings. This is a single-family building cycle, so the competition is other houses, not new apartments. ✓ recomputed from series
Who is arriving, and who is buying
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
Net Household Move
−38
4,416 in vs 4,454 out (IRS SOI)
▼ 0.9% of arriving households
Mover Income Gap
−$6,653
Arriving $55,236 vs leaving $61,889
Average AGI per tax return (IRS SOI)
Investor Purchase Share
9.5%
318 of 3,342 originated purchase loans
CFPB HMDA 2024
Dominant Hazard
inland flooding
0.180% building value annual loss ratio
FEMA NRI · risk type: water
Compare yield and FEMA exposure →Households arrive mainly from: Gibson County · Henderson County · Daviess County · Spencer County · Marion County
✓ 4,416 in − 4,454 out = -38 netDirect market links
Where tax-return households moved from and to
These are the largest flows where both counties map to a RentMarker market area. They are a documented subset of the all-US IRS totals above.
Leading inbound markets
- Indianapolis, IN142 arriving
- Owensboro, KY141 arriving
- Jasper, IN109 arriving
Leading outbound markets
- Indianapolis, IN324 leaving
- Owensboro, KY107 leaving
- Jasper, IN87 leaving
The other side
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- Employment weakness could undermine rental demand: CES jobs declined 1.33% year over year, while the record provides no industry breakdown showing whether the decline is concentrated or broad.
- Household and income migration are unfavorable: 4,416 households moved in versus 4,454 out, and inbound movers' average income was $55,236 compared with $61,889 for outbound movers.
- Inland flooding is the dominant hazard, and the 0.1802% annual climate loss ratio could translate into insurance, maintenance, interruption, or resale pressure that a metro-level gross yield does not capture.
Inside this metro area
Move from the market-area average to local evidence
Use the available county and city pages to add local price, rent, housing, migration and hazard context to the market-area view.
Statistical peers
Market areas that behave like Evansville
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Market area | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Evansville, IN (Target) | 51 | $230k | $1,077 | 5.6% | ▼ 1.3% |
| Lansing, MI | 55 | $253k | $1,296 | 6.2% | ▼ 1.1% |
| Pueblo, CO | 38 | $289k | $1,391 | 5.8% | ▼ 0.9% |
| Duluth, MN | 51 | $269k | $1,342 | 6.0% | ▼ 0.5% |
| Manhattan, KS | 51 | $273k | $1,267 | 5.6% | ▼ 0.9% |
Provenance
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income and gross rent | direct | ACS 2024 5-year | 2026-08-05 |
| Census ACS 5-year — historical household income | direct | ACS 2019 and 2024 5-year | 2026-08-05 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| Apartment List Rent Estimates — recent-lease rent index | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Time on Market — listing liquidity | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Vacancy Index — rental vacancy | direct | Apartment List 2026-07 | 2026-08-08 |
| BEA County Personal Income — income and population | direct | 2024 County Personal Income (released 2026-02-05); history 1969-2024 | 2026-08-03 |
| BEA Regional Price Parities — metropolitan price levels | direct | 2024 Regional Price Parities (released 2026-02-19); history 2008-2024 | 2026-08-03 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS OEWS — occupation employment and wages | direct | May 2025 OEWS estimates (released 2026-05-15) | 2026-08-03 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2021-2025; latest 2025 vs 2024 | 2026-08-02 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS five-year — ZCTA housing and income | direct | ACS 2024 5-year ZCTA | 2026-08-08 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI history 1975-2025; latest 2025 | 2026-08-02 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD CHAS — renter burden by HAMFI income band | direct | HUD CHAS 2018-2022 ACS 5-year (released 2025-12-23) | 2026-08-03 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| HUD-USPS ZIP-to-county residential-address crosswalk | direct | HUD-USPS 2026Q1 | 2026-08-09 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-30 | 2026-08-06 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-08-06 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Realtor.com Rental Report — top-50 asking rents | direct | top-50 rental asking rents 2026-05 | 2026-08-05 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Redfin Data Center — ZIP resale activity and supply | direct | ZIP rolling 3 months through 2026-06-30; updated 2026-07-03 | 2026-08-12 |
| USDA ERS — Rural-Urban Continuum Codes | direct | USDA ERS 2023 Rural-Urban Continuum Codes | 2026-08-02 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI - metro market rents, not seasonally adjusted | direct | Metro_zori_uc_sfrcondomfr_sm_month.csv | 2026-08-15 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-08-08 |