Mixed-Use Building with
New
For Sale
$635,000
1108 W 8th Street, Bloomington, IN 47404
COMMERCIAL, Bloomington, IN
Property Size4,000 SF
Lot Size0.50 Acres
Price / SF$158.75
Days on Market5
Property Features for 1108 W 8th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Off Street
Lot features
City, Near College Campus, Near Walking Trail
Directions
Last building on W 8th Street.
Subdivision
Monroe County
Standard status
Active
APN
53-05-32-403-066.000-005
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
013-51755-00 Fairview Lots 59 & 61
Legal Description
013-51755-00 Fairview Lots 59 & 61
Utilities
Cooling system
Central Air
Amenities
kitchen
storage room
Building Details
Year built
1981
Flooring type
Carpet, Laminate
Roof type
Metal
Listing Agency:
Sterling Real Estate
(812) 333-1966
Listed By:
Heather Groves · License #RB15001614
(812) 606-4239
Added: Sep 15
Last Checked: Sep 19 at 7:06PM
MLS# 202638075
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 mixed-use property at 1108 W 8th Street provides approximately 4,000 square feet of commercial space on a 0.5-acre parcel. The interior includes two offices, a single-stall restroom, a second restroom with three stalls and sinks, a kitchen, storage room, and a large open area. Off-street parking includes 12 dedicated spaces.
Improvements completed over the past 6 years include a rebuilt parking lot, repaired exterior walls, new exterior and interior paint, updated kitchen cabinetry and countertops, new flooring, electrical enhancements with LED lighting and additional outlets, 2 new HVAC systems, replacement windows, and a new metal roof with gutters. The property was built in 1981 and is located in Bloomington, Indiana.
Improvements completed over the past 6 years include a rebuilt parking lot, repaired exterior walls, new exterior and interior paint, updated kitchen cabinetry and countertops, new flooring, electrical enhancements with LED lighting and additional outlets, 2 new HVAC systems, replacement windows, and a new metal roof with gutters. The property was built in 1981 and is located in Bloomington, Indiana.
Key Highlights
- Approximately 4,000 square feet on 0.5 acres
- 12 dedicated off‑street parking spaces
- Two offices, kitchen, storage room, and large open area
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
$34,320
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
5.40%
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%
$686,400
$686.4K
Cap Rate 7%
$490,286
$490.3K
Cap Rate 9%
$381,333
$381.3K
Market Conditions
NOI Build-Up for 4,000 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
$62.4K $15.60/SF
− Vacancy
−$7.5K −$1.87/SF
EGI
$54.9K $13.73/SF
− OpEx
−$20.6K −$5.15/SF
NOI
$34.3K $8.58/SF
Area
Monroe County, IN
Vacancy
12.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
37.50%
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%
$686,400
Cap Rate 7%
$490,286
Cap Rate 9%
$381,333
Alternative Uses
Best Use
Mixed Use
$490.3K
$429.0K – $572.0K
NOI $34,320 @ 7.0% cap · market cap 5.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$781.7K
$684.0K – $912.0K
NOI $54,722 @ 7.0% cap · market cap 8.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,973
Businesses Nearby
Explore this area
Business Placement
Demographics for 47404, IN
23,799
Population
12,101
Households
2
Avg Household Size
33
Median Age
43%
College-Educated
95%
High-School Grad
52.6 sq mi
ZIP Area
452
Density / Sq Mi
$54,674
Median Household Income
$36,725
Median Earnings
$1,159
Median Rent
$243,500
Median Home Value
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible commercial layout with offices, two restrooms, kitchen, storage, and a large open area.
Where is this mixed-use property located?
The property is located at 1108 W 8th Street Bloomington, IN.
What is the asking price?
The asking price for this property is $635,000.
What are key features of this property?
This property features: Approximately 4,000 square feet on 0.5 acres; 12 dedicated off‑street parking spaces; Two offices, kitchen, storage room, and large open area
