Updated 2026 · Based on median market data for Evansville, IN
Home values in Evansville, IN have appreciated at 2.2% per year. Appreciation is modest, meaning total returns will be driven primarily by cash flow rather than equity gains. This is actually preferred by many investors who want predictable, income-based returns.
If Evansville continues appreciating at 2.2% annually, the current median of $155,000 would reach approximately $172,817 in 5 years — an equity gain of $17,817 on a property purchased at the median. With a 20% down payment of $31,000, that represents a 57% return on invested equity from appreciation alone. Combined with 5 years of NOI totaling approximately $40,740, the projected total return is $58,557 — a 189% cumulative return on the initial investment.
Population growth in Evansville is minimal at 0.2%. Appreciation here is more likely driven by regional economic factors, inflation, and housing stock constraints rather than population-driven demand.
Smart investors evaluate both cash flow AND appreciation. In Evansville, the 5.26% cap rate provides strong ongoing cash flow, while 2.2% annual appreciation adds an equity component. The strong cash flow here means your returns are mostly realized as income rather than paper equity — a more conservative and predictable return profile.