Investment metrics, interactive calculators, and data-driven analysis for Bloomington rental properties.
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Factor in financing to see your actual return on invested capital in Bloomington.
Bloomington, IN has a population of 87,000 and has been growing at 0.8% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $235,000 paired with median rents of $1,200/mo produces an estimated cap rate of 4.18%.
Property taxes at 0.83% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 5.2% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 6.1x, homes cost about 6.1 times the local median income of $38,400. This elevated ratio means homeownership is stretched, supporting rental demand but limiting buyer pools. Home values have appreciated at roughly 2.6% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Bloomington presents moderate opportunities. Cap rates near 4.18% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.