Single-Family Rental
For Sale
$399,000
425 E Dodds Street, Bloomington, IN 47401
MULTI_FAMILY - Ranch - Bloomington, IN
Property Size1,370 SF
Lot Size0.23 Acres
Price / SF$291.24
Days on Market65
Property Features for 425 E Dodds Street
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 1
Parking
2
Parking features
Off Street
Fencing
Privacy
Basement
Block
Subdivision
Allendale
Lot features
City/ Town/ Suburb, Near College Campus, Slope, 0-2.9999
Elementary school
Templeton
Middle school
Jackson Creek
High school
Bloomington South
Elementary school district
Monroe County Community School Corp.
Middle school district
Monroe County Community School Corp.
High school district
Monroe County Community School Corp.
Directions
Dodds Street between Dunn & Palmer
Standard status
Active
APN
53-08-04-113-083.000-009
Size
1,370 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
015-23060-00 Allendale 2nd Lot 141
Tax Annual Amount
1230
Legal Description
015-23060-00 Allendale 2nd Lot 141
Utilities
Cooling system
Central Air
Building Details
Year built
1954
Floors in Building
1
Number of units
1
Flooring type
Tile - Ceramic, Wood, Carpet
Roof type
Asphalt
Architectural style
Ranch
Listing Agency:
SELL4FREE-WELSH REALTY CORPORATION
(812) 634-6969
Listed By:
Andrew Welsh · License #RB14022959
(812) 309-0628
Added: Jun 20
Changed: Aug 2
Last Checked: Aug 23 at 6:06AM
MLS# 202625961
Copyright © 2026 Southwest Indiana Association of Realtors. 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 ranch-style single-family rental home offers 3 bedrooms and 2 bathrooms, with a large living room featuring picture windows. The kitchen has been remodeled, and there is a separate dining room with the washer and dryer located behind louver doors for a cleaner look. The primary bedroom includes a private en-suite bath, and the third bedroom offers built-in cabinetry. A spacious deck overlooks the back yard, providing an outdoor space for everyday living or entertaining.
The property is positioned just blocks from Indiana University campus, supporting tenant convenience for university-area renters. The home sits on a lot of 0.2258 acres and includes a driveway plus an additional streetside parking area at the front of the property.
Designed for straightforward rental living, the layout supports comfortable day-to-day function with in-home laundry and private bathroom access in the en-suite bedroom. With a remodeled kitchen, dedicated dining space, and a deck to complement the back yard, it may appeal to tenants looking for a maintained home close to campus amenities.
The property is positioned just blocks from Indiana University campus, supporting tenant convenience for university-area renters. The home sits on a lot of 0.2258 acres and includes a driveway plus an additional streetside parking area at the front of the property.
Designed for straightforward rental living, the layout supports comfortable day-to-day function with in-home laundry and private bathroom access in the en-suite bedroom. With a remodeled kitchen, dedicated dining space, and a deck to complement the back yard, it may appeal to tenants looking for a maintained home close to campus amenities.
Key Highlights
- Ranch‑style 3‑bedroom, 2‑bath home built in 1954
- Remodeled kitchen plus separate dining room with washer and dryer behind louver doors
- En‑suite bedroom with private bath
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
$11,182
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
2.80%
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%
$223,640
$223.6K
Cap Rate 7%
$159,743
$159.7K
Cap Rate 9%
$124,244
$124.2K
Market Conditions
NOI Build-Up for 1,370 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
$21.5K $15.72/SF
− Vacancy
−$1.2K −$0.88/SF
EGI
$20.3K $14.84/SF
− OpEx
−$9.1K −$6.68/SF
NOI
$11.2K $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%
$223,640
Cap Rate 7%
$159,743
Cap Rate 9%
$124,244
Alternative Uses
Best Use
Apartment 5plus
$159.7K
$139.8K – $186.4K
NOI $11,182 @ 7.0% cap · market cap 2.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$267.7K
$234.3K – $312.4K
NOI $18,742 @ 7.0% cap · market cap 4.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,508
Businesses Nearby
Explore this area
Business Placement
Demographics for 47401, IN
41,225
Population
21,162
Households
1.9
Avg Household Size
35
Median Age
62%
College-Educated
95%
High-School Grad
82.6 sq mi
ZIP Area
499
Density / Sq Mi
$65,643
Median Household Income
$34,279
Median Earnings
$1,181
Median Rent
$333,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Well-kept 3-bedroom, 2-bath home with remodeled kitchen, en-suite bedroom, and deck, suited for rental use near Indiana University.
Where is this single family property located?
The property is located at 425 E Dodds Street Bloomington, IN.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Ranch‑style 3‑bedroom, 2‑bath home built in 1954; Remodeled kitchen plus separate dining room with washer and dryer behind louver doors; En‑suite bedroom with private bath
