Insulated Manufacturing
For Sale
$469,900
8550 N Fish Road, Bloomington, IN 47408
LOTS AND LAND, Bloomington, IN
Property Size3,200 SF
Lot Size15.75 Acres
Price / SF$146.84
Days on Market51
Property Features for 8550 N Fish Road
General Information
Property type
Land
Property subtype
Other
Lot features
Heavily Wooded, Rolling, Ravine, 15+, Rural, Pole Barn
Elementary school
Marlin
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
Take Old State Rd 37 to E Anderson Rd. Turn Right onto E Anderson Rd. Turn Left onto N Lydy Rd. N Lydy Rd turns slightly left and becomes N Fish Rd. Property is on the right.
Subdivision
Monroe County
Standard status
Active
APN
53-02-24-200-011.000-017
Lot size
15.75 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
PT NW NW 24-10-1W 11.23A PLAT 1 (10.85A CFLW) Pt Sw Sw 13-10-1W 4.52A Plat 54 (4.1 A Classified Forest)
Tax Annual Amount
1053
Legal Description
PT NW NW 24-10-1W 11.23A PLAT 1 (10.85A CFLW) Pt Sw Sw 13-10-1W 4.52A Plat 54 (4.1 A Classified Forest)
Listing Agency:
Keller Williams - Indy Metro South LLC
(317) 882-5900
Listed By:
Micah Heath · License #RB23001214
(812) 760-0083
Added: Aug 18
Changed: Aug 20
Last Checked: Oct 7 at 6:06AM
MLS# 202633799
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.
The property includes a 40' x 80' insulated and finished shop with 12' ceilings, sheet-metal interior walls, fluorescent lighting, and 400-amp electrical service. Power options include 220V single-phase, 220V three-phase, and 440V three-phase capabilities, supported by a 40 HP rotary motor, phase converter, and step-up transformer. The building also contains an electric furnace, half bath, city water, a Presby septic system, and two sets of industrial storage racking. Equipment documentation is available.
The 15.75-acre tract combines wooded acreage with approximately four acres of certified forest. Two potential homesites have utilities readily accessible. Additional property features include a Smithville security system with door monitoring and two motion sensors, a LeafFilter gutter system installed in 2025 with a transferable lifetime warranty, and professional termite treatment completed in April 2024 with a five-year warranty.
The 15.75-acre tract combines wooded acreage with approximately four acres of certified forest. Two potential homesites have utilities readily accessible. Additional property features include a Smithville security system with door monitoring and two motion sensors, a LeafFilter gutter system installed in 2025 with a transferable lifetime warranty, and professional termite treatment completed in April 2024 with a five-year warranty.
Key Highlights
- 40' x 80' insulated and finished shop with 12' ceilings
- 400‑amp service with 220V and 440V three‑phase capabilities
- 15.75 acres, including approximately four acres of certified forest
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$22,975
Cap Rate
4.89%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$459,500
$459.5K
Cap Rate 7%
$328,214
$328.2K
Cap Rate 9%
$255,278
$255.3K
Market Conditions
NOI Build-Up for 3,200 SF
Gross rent
$30.3K $9.48/SF
− Vacancy
−$3.3K −$1.03/SF
EGI
$27.0K $8.45/SF
− OpEx
−$4.1K −$1.27/SF
NOI
$23.0K $7.18/SF
Area
Monroe County, IN
Vacancy
10.90%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$459,500
Cap Rate 7%
$328,214
Cap Rate 9%
$255,278
Alternative Uses
Best Use
Warehouse
$328.2K
$287.2K – $382.9K
NOI $22,975 @ 7.0% cap · market cap 4.89%
Second Best
Industrial
$270.3K
$236.5K – $315.4K
NOI $18,921 @ 7.0% cap · market cap 4.03%
Theoretical Best
Office A
$625.4K
$547.2K – $729.6K
NOI $43,778 @ 7.0% cap · market cap 9.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
12 ft
Clear height
Yes
Heavy power
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1
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
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Market
Vacancy Rate% for Industrial in Midwest region
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Finished industrial building with three-phase power, storage racking, and essential support facilities on a wooded acreage tract.
Where is this manufacturing property located?
The property is located at 8550 N Fish Road Bloomington, IN.
What is the asking price?
The asking price for this property is $469,900.
What are key features of this property?
This property features: 40' x 80' insulated and finished shop with 12' ceilings; 400‑amp service with 220V and 440V three‑phase capabilities; 15.75 acres, including approximately four acres of certified forest
