$117,855Average Value$1,013Average Price per Sq Ft2Homes For Sale
Commercial hub on Evansville’s West Side
Bisected by Franklin Street—a historic 19th-century commercial corridor on the West Side of Evansville—Lamasco prides itself on being a community-oriented neighborhood with proximity to urban amenities. “Neighbors in Lamasco care about each other and watch out for each other,” says Fred Mulfinger, President of the Lamasco Neighborhood Association. “It has a wonderful sense of community spirit that neighbors actively work to strengthen.” Shared activities, like the routine neighborhood cleanups and seasonal Franklin Street Bazaar play a role in maintaining a know-your-neighbor vibe. Residents here can grab a quick meal or run their daily errands at the many boutiques along Franklin Street, spend some time outdoors at Lamasco Park or help plan for the West Side Nut Club's Fall Festival. Downtown Evansville is also accessible within a 2-mile drive via local roads.
The many boutiques in Lamasco draw residents from all over Evansville.
Schon Boutique in Lamasco is located in a historic home along Wabash Avenue.
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Ramblers and 19th-century farmhouses
The real estate market in Lamasco is desirable for its entry-level pricing and proximity to Franklin Street. Most homes here were constructed in the late 19th century, resulting in a variety of designs ranging from traditional ramblers and bungalows to farmhouses and Queen Annes. With an average sales price of $130,000, homes here cost $40,000 less than most residences in the Evansville Metro Area. For example, prices can range from as low as $15,000 for a two-bedroom fixer-upper to upwards of $300,000 for a four-bedroom farmhouse with updated amenities. “Buyers are moving to the Midwest because the cost of living is more affordable,” says Kara Hinshaw, Broker at Key Associates Signature Realty. “And people love their West Side. It’s become popular as it develops from its manufacturing roots into a live, play and work environment." Homes are often fronted by small lawns and feature detached garages and ornate fencing for added privacy from neighbors. Streets here follow a traditional grid pattern with paved sidewalks that surround the more commercial areas along Franklin Street.
Lamasco has many large, ornate homes along Wabash Ave.
Large trees are a common sight throughout Lamasco.
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Shopping along Franklin Street
Groceries and everyday essentials are available at Wesselman's Supermarket or the local Walgreens Pharmacy both within a mile of the neighborhood. Franklin Street runs through the heart of the community, welcoming shoppers with wide streets and tree-lined medians leading to a variety of local eateries and retailers. Franklin St. Boutique has a wide selection of clothing options, ranging from athleisure to formal wedding gowns. Lili Lu Designs is a family-owned clothing store with a curated collection of designs for game day, a family dinner or a date downtown. Fresh produce, pastries and local vendors are also hosted here for the annual Franklin Street Bazaar, conducted from May through August on every Saturday. Dining options include the Kite & Key Cafe, which serves caffeinated beverages with specialty syrups ranging from maple to lavender and brown sugar cinnamon. The cafe also has tea and espresso options and outdoor dining on its patio. The locally-owned Franklin St. Pizza Factory is known for its draft beer options and signature brick-oven pizza flavors, like bacon cheeseburger and chicken bacon ranch. For a taste of German fare, the Gerst Bavarian Haus was named one of Evansville’s best restaurants 10 years in a row by News4U magazine. Gerst serves authentic German fare like smoked sausages and schnitzel plus a selection of over 50 draft beers.
Historic buildings line Franklin Street in Lamasco.
Angie's timeless, home made works of art are sold at her shop in Lamasco along Franklin Street.
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Creekside views at Lamasco Park
The neighborhood’s namesake greenery, Lamasco Park, is located on the community's eastern border and offers a playground, a baseball field and easy access to the Pigeon Creek Greenway Passage—a paved trail bordering Pigeon Creek and the Ohio River that's perfect for walking or biking. Nearby, Franklin Park is steps away from many residences along Franklin Street. The Evansville Vanderburgh Public Library is located at the center, with paved paths and picnic tables for reading or dining outdoors. Franklin Lanes is a popular bowling spot, offering affordable entry fees and family-friendly service since 1942.
Waterways such as Pigeon Creek are an important part of the communities around Lamasco Park.
Take a break from the brick and buildings and enjoy nature along Pigeon Creek Greenway.
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The annual Fall Festival
During the first full week of October, Lamasco residents can attend Evansville's week-long annual Fall Festival hosted by the West Side Nut Club. The Club, established in 1921, consists of a group of elected officials who support projects intended to bolster growth in the greater Evansville area. The event, which is now over 100 years old, features carnival rides, live music, local food trucks and a parade along Franklin Street. Considered one of America's largest street festivals, Drew Duncan, Evansville native and Creator of DAD’s Vacations & Coasters Channel on YouTube says, “It’s definitely Evansville’s biggest event and it attracts thousands and thousands of guests each year." By which he means, 200,000 attendees each year.
Education at Evansville Vanderburgh Schools
Families in Lamasco are zoned for Evansville Vanderburgh Schools. Students may attend schools like Cynthia Heights Elementary, Helfrich Park STEM Academy and Francis Joseph Reitz High School, which have earned ratings of B-plus, B and B-plus from the educational review site, Niche. Cynthia Heights Elementary School offers a robust after-school program, which includes activities like chess club, choir, basketball and a Student Leadership Council for students in Grades 4 and 5. Helfrich Park STEM Academy offers a High Ability program, which provides a more challenging curriculum for high-achieving students; while the Francis Joseph Reitz High School offers an advanced curriculum with 11 AP courses to choose from. Private options like Mater Dei High School and Westside Catholic School are also available. Those interested in pursuing higher education degrees can look to the University of Evansville (UE) 4 miles east. UE is known for its small class sizes and an impressive student-teacher ratio of 10:1.
The student population of Helfrich Park Stem Academy is 550 and the school serves 6-8.
Francis Joseph Reitz High School is ranked 43rd within Indiana.
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Commuter accessibility and METS trips downtown
Residents in Lamasco rely on the West Lloyd Expressway and St. Joseph Avenue for easy access to downtown and neighboring areas like Reitz Hall and Mt. Auburn. Those seeking public transit options take the Metropolitan Evansville Transit System (METS) bus, which operates along Franklin Street. When traveling further outside the community, the Evansville Regional Airport is 9 miles away. For healthcare, the Deaconess Midtown Hospital is 1 mile east of the community.
Take the METS bus from Lamasco to downtown Evansville and beyond.
Just 2 miles from downtown Evansville, Lamasco provides easy commutes to the city.
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Crime
Lamasco’s CAP Index crime score is 7 out of 10, higher than the national average of 4.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
Doug Howie,
an experienced agent in this neighborhood.
Parks in this Area
Lamasco Park
Casselberry Park
West Side Library Park
Stop Light City Playground at West Side Nut Club Park
Shirley James Gateway Plaza
Transit
Airport
Evansville Regional
14 min drive
Lamasco Demographics and Home Trends
On average, homes in Lamasco, Evansville sell after 84 days on the market compared to the national average of 70 days. The median sale price for homes in Lamasco, Evansville over the last 12 months is $2,125,000, up 516% from the median home sale price over the previous 12 months.
Home is currently a rental and is renting for $850 per month. Home has lots of updates including new flooring, new cabinets, and paint. 48 hour notice required for all showings.
Welcome to this two-story brick home located on the westside of Evansville, IN. Built in 1869, the home features two cozy bedrooms and a single bathroom. Outside enjoy the fenced in back yard. The second story presents a fantastic opportunity, for residential or investment potential. As it can be finished to create additional living space tailored to your needs or a second rental unit. Whether
All of our units have private stairways and entrances, features modern appliances, ample closet space, full baths and kitchen appliances. All Anchor Court residents will pay for electric, water and sewer. Near Franklin Street and Lamasco Park. Located minutes from shopping, dining, and entertainment options.
This property at 2316 W Franklin St features 2 bedrooms and 1 bathroom within a total of 900 square feet. The living room offers ample space for relaxation and is equipped with air conditioning for comfort. Each bedroom provides sufficient room for furniture and personal items. The bathroom includes standard fixtures and is easily accessible from the main living areas. The rental price for this
Interested in learning more about homes in this area?
Reach out to
Doug Howie,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
1,174
Median Age
37
Population under 18
24%
On par with the national average
23.8%
Population over 65
15.7%
On par with the national average
19.1%
Finances
Median Household Income
$43,694
Significantly below the national average
$71,702
Average Household Income
$65,364
Education and Workforce
High School Graduates
87.7%
College Graduates
27%
Below the national average
34.1%
Advanced Degrees
5.1%
Below the national average
13.3%
% Population in Labor Force
65.2%
Area Factors
Bikeable
Bike Score®
63/ 100
Very Walkable
Walk Score®
70/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
