Bloomington is a mid-range market in the Midwest with a smaller market with 77,000 residents. At a 3.21% estimated cap rate, this is a appreciation-focused market where rents of $1,330/mo lag behind home prices. With a median home price of $250,000 and population is roughly stable, Bloomington is primarily an appreciation play that requires creative strategies to generate positive cash flow.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Bloomington's 0.5% rent-to-price ratio is well below the 1% rule. At median prices of $250,000, the $1,330/mo rent produces only $669/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($50K at 7%) would result in approximately $-661/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
Property taxes consume 32% of gross rent here — one of the highest ratios in our dataset. This significantly compresses margins and makes Bloomington a market where tax-conscious underwriting is essential. Every deal should be stress-tested with potential assessment increases.
All figures below are computed from Bloomington's real market medians. Use them as a baseline; override with property-specific numbers in the calculators.
At 2.02% effective rate on the $250,000 median price, the annual tax bill is $5,050 — that's very high (top 15% of US markets) (+91% vs the national average of ~1.06%). Verify the actual assessed value before purchase; sale-triggered reassessments can push the bill higher than the seller's current statement.
If Bloomington continues appreciating at 2.2%/yr while rents grow at a conservative 3%/yr, cap rate holds roughly steady as price growth outpaces rent. Year-by-year projection at the median:
| Year | Est. Price | Est. Rent/Mo | Cap Rate |
|---|---|---|---|
| Today | $250K | $1,330 | 3.2% |
| Year 1 | $256K | $1,370 | 3.2% |
| Year 2 | $261K | $1,411 | 3.3% |
| Year 3 | $267K | $1,453 | 3.3% |
| Year 4 | $273K | $1,497 | 3.3% |
| Year 5 | $279K | $1,542 | 3.3% |
Same median-priced Bloomington property — different capital structures. All-cash maximizes cap rate. Leverage trades cash flow for higher cash-on-cash return when the spread between cap rate and borrowing cost is positive.
| Scenario | Cash Invested | Monthly Cash Flow | Annual CF | Cash-on-Cash |
|---|---|---|---|---|
| All cash | $250K | $669 | $8,032 | 3.2% |
| 20% down conventional @ 7% | $58K | $-661 | $-7,928 | -13.8% |
| 25% down DSCR @ 8.5% | $73K | $-773 | $-9,270 | -12.8% |
Properties don't always trade at the median. Lower-priced units typically offer higher cap rates but harder operations; higher-priced properties tend to compress cap rates while attracting better tenants. All-cash assumptions below:
| Tier | Price | Rent/Mo | NOI/Yr | Cap Rate | Monthly CF |
|---|---|---|---|---|---|
| Below median (~75% price) | $188K | $1,131 | $6,117 | 3.3% | $510 |
| At median | $250K | $1,330 | $6,479 | 2.6% | $540 |
| Above median (~125% price) | $313K | $1,529 | $6,841 | 2.2% | $570 |
Cap rate is just one piece. Real estate returns come from four sources: cash flow, appreciation, principal paydown, and tax benefits. Assuming 20% down conventional financing at 7% and a 5-year hold at Bloomington's historical appreciation rate of 2.2%:
On a $50K down payment, that's a 8.2% total ROI over 5 years (not annualized). Tax benefits from depreciation are additional and depend on your personal tax bracket.
Automated checks against the underlying data — surface only the risks that actually apply to Bloomington, not generic boilerplate:
Pre-filled with Bloomington medians. Adjust to match a specific property.
Factor in financing to see your actual return on invested capital in Bloomington.
Bloomington, IL has a population of 77,000 and has been growing at 0.3% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $250,000 paired with median rents of $1,330/mo produces an estimated cap rate of 3.21%.
Property taxes at 2.02% are notably high and represent a significant drag on cash flow — model this expense carefully, as it can make or break a deal. The vacancy rate of 5.5% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 4.0x, homes cost about 4.0 times the local median income of $62,400. This relatively affordable ratio suggests a deep pool of renters who find buying out of reach, supporting rental demand. Home values have appreciated at roughly 2.2% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: At current median prices, Bloomington is challenging for pure cash flow investing. Consider BRRRR strategies with below-market purchases, or look at neighboring metros with stronger price-to-rent ratios.