Mixed-Use Property with
For Sale
$549,900
2312 S Rogers St, Bloomington, IN 47403
Operational salon with upper-level apartments and on-site parking supports multiple income sources.
Property Size2,790 SF
Price / SF$197.10
Days on Market25
Property Features for 2312 S Rogers St
General Information
Standard status
Active
Size
2,790 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 1BR
Multifamily Units
2
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$7,017
Building Details
Tenancy
Multi
Listing Agency:
RE/MAX Acclaimed Properties
(812) 345-3712
Listed By:
AJ Bowlen · License #RB16000753
(812) 345-3712
Source:
Exprealty
Added: Jul 30
Changed: Aug 22
Last Checked: Aug 22 at 5:33AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of RE/MAX Acclaimed Properties
Investment Insights
Based on property information with market context.
This 2790-square-foot mixed-use property combines an operating salon with two upper-level one-bedroom apartments. The salon has been updated with new workstations, and its booth spaces are rented. Established occupants include the salon and apartment tenants, providing a combination of commercial and residential use within one building.
On-site parking serves both customers and residents. The property is positioned along South Rogers Street in Bloomington, near the B-Line Trail, Novo Nordisk’s main campus, and Bloomington Country Club. The surrounding corridor is described as well trafficked, with visibility and access throughout town.
The layout brings together retail-oriented business space and residential units, creating a straightforward mixed-use configuration with diversified occupancy.
On-site parking serves both customers and residents. The property is positioned along South Rogers Street in Bloomington, near the B-Line Trail, Novo Nordisk’s main campus, and Bloomington Country Club. The surrounding corridor is described as well trafficked, with visibility and access throughout town.
The layout brings together retail-oriented business space and residential units, creating a straightforward mixed-use configuration with diversified occupancy.
Key Highlights
- 2790 square feet of mixed‑use space
- Operating salon with updated workstations
- Two upper‑level 1 bedroom apartments
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
$37,416
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
6.80%
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%
$748,320
$748.3K
Cap Rate 7%
$534,514
$534.5K
Cap Rate 9%
$415,733
$415.7K
Market Conditions
NOI Build-Up for 2,790 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
$55.9K $20.04/SF
− Vacancy
−$2.5K −$0.88/SF
EGI
$53.5K $19.16/SF
− OpEx
−$16.0K −$5.75/SF
NOI
$37.4K $13.41/SF
Area
Monroe County, IN
Vacancy
4.40%
Lease Rate
$20.04 /SF/Yr
Expense Ratio
30.00%
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%
$748,320
Cap Rate 7%
$534,514
Cap Rate 9%
$415,733
Alternative Uses
Best Use
Retail
$534.5K
$467.7K – $623.6K
NOI $37,416 @ 7.0% cap · market cap 6.80%
Second Best
Mixed Use
$342.0K
$299.2K – $399.0K
NOI $23,938 @ 7.0% cap · market cap 4.35%
Theoretical Best
Office A
$545.3K
$477.1K – $636.2K
NOI $38,169 @ 7.0% cap · market cap 6.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
401
Businesses Nearby
Explore this area
Business Placement
Demographics for 47403, IN
33,066
Population
16,271
Households
2
Avg Household Size
35
Median Age
39%
College-Educated
93%
High-School Grad
85.0 sq mi
ZIP Area
389
Density / Sq Mi
$68,703
Median Household Income
$40,391
Median Earnings
$1,114
Median Rent
$222,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Operational salon with upper-level apartments and on-site parking supports multiple income sources.
Where is this mixed-use property located?
The property is located at 2312 S Rogers St Bloomington, IN.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: 2790 square feet of mixed‑use space; Operating salon with updated workstations; Two upper‑level 1 bedroom apartments
