8-Unit Apartment
For Sale
$990,000
416 E 17th Street, Bloomington, IN 47408
INVESTMENT, Two Story, Bloomington, IN
Property Size3,456 SF
Lot Size0.14 Acres
Price / SF$286.46
Days on Market8
Property Features for 416 E 17th Street
General Information
Property type
Residential Multi Family
Property subtype
Apartment
Bedrooms
8
Bathrooms
8
Full bathrooms
8
Rooms
Bedroom 4, Bathroom 5, Bathroom 8, Bathroom 6, Bedroom 7, Bathroom 3, Bathroom 4, Bedroom 2, Bedroom 3, Bedroom 6, Bedroom 1, Bathroom 2, Bathroom 1, Bedroom 8, Bedroom 5, Bathroom 7
Parking
8
Lot features
0-2.9999
Elementary school
University
Middle school
Tri-North
High school
Bloomington North
Elementary school district
Monroe County Community School C
Middle school district
Monroe County Community School C
High school district
Monroe County Community School C
Directions
GPS-friendly. On the corner of 17th & Dunn, across from Memorial Stadium.
Subdivision
Monroe County
Standard status
Active
APN
53-05-33-201-030.000-005
Size
3,456 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
013-13050-00 NORTHVIEW LOT 35
Legal Description
013-13050-00 NORTHVIEW LOT 35
Building Details
Year built
1965
Floors in Building
2
Number of units
8
Flooring type
Mixed
Architectural style
Other
Listing Agency:
Brawley Real Estate
(844) 254-7368
Listed By:
Kendall Elliott
(812) 698-9247
Added: Sep 9
Changed: Sep 14
Last Checked: Sep 16 at 1:06AM
MLS# 202637182
Copyright © 2026 Indiana Uplands Realtor® Association. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 8-unit apartment building contains eight one-bedroom, one-bathroom apartments within 3,456 square feet. The property includes eight on-site parking spaces, mixed flooring, and was built in 1965. All units are leased for the 2026–2027 academic year.
Located directly across from Indiana University's Memorial Stadium and Assembly Hall, the property sits on a 0.14-acre parcel at 416 E 17th Street in Bloomington. The asset may be acquired individually or together with the adjacent property at 418 E 17th Street, allowing for a combined purchase of both sites. Rent rolls and lease information are available upon request.
Located directly across from Indiana University's Memorial Stadium and Assembly Hall, the property sits on a 0.14-acre parcel at 416 E 17th Street in Bloomington. The asset may be acquired individually or together with the adjacent property at 418 E 17th Street, allowing for a combined purchase of both sites. Rent rolls and lease information are available upon request.
Key Highlights
- Eight 1‑bedroom, 1‑bathroom apartments
- 3,456 square feet on a 0.14‑acre parcel
- Eight on‑site parking spaces
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$28,207
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
2.85%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$564,140
$564.1K
Cap Rate 7%
$402,957
$403.0K
Cap Rate 9%
$313,411
$313.4K
Market Conditions
NOI Build-Up for 3,456 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$54.3K $15.72/SF
− Vacancy
−$3.0K −$0.88/SF
EGI
$51.3K $14.84/SF
− OpEx
−$23.1K −$6.68/SF
NOI
$28.2K $8.16/SF
Area
Monroe County, IN
Vacancy
5.60%
Lease Rate
$15.72 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$564,140
Cap Rate 7%
$402,957
Cap Rate 9%
$313,411
Alternative Uses
Best Use
Apartment 5plus
$403.0K
$352.6K – $470.1K
NOI $28,207 @ 7.0% cap · market cap 2.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$675.4K
$591.0K – $788.0K
NOI $47,280 @ 7.0% cap · market cap 4.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
8
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
854
Businesses Nearby
Explore this area
Business Placement
Demographics for 47408, IN
22,917
Population
10,456
Households
2.2
Avg Household Size
28
Median Age
59%
College-Educated
98%
High-School Grad
64.4 sq mi
ZIP Area
356
Density / Sq Mi
$45,584
Median Household Income
$15,819
Median Earnings
$1,177
Median Rent
$304,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Eight one-bedroom apartments with on-site parking across from IU athletic venues.
Where is this apartment building located?
The property is located at 416 E 17th Street Bloomington, IN.
What is the asking price?
The asking price for this property is $990,000.
What are key features of this property?
This property features: Eight 1‑bedroom, 1‑bathroom apartments; 3,456 square feet on a 0.14‑acre parcel; Eight on‑site parking spaces
