DEAL SHEET · W21 · MAY 21, 2026 |
Roots Fam 🌱
I love this week. Every May the whole city kind of wakes up. The cars start practicing out at the track and you can hear them clear across town, flags go up on the front porches, somebody on the block already has the grill going, and you remember that Indy throws the biggest party in the country and barely even brags about it. The 500 runs Sunday, the 110th time around, Memorial Day weekend right behind it, and about half a million people are about to find out what we already know.
Funny thing is, I get that exact same buzz every time I pull up our market lately. April closed out 2,718 sales at a $315K median, and we put more new homes on the market than any city in the state, up about 18% from a year ago. More to look at, deals actually sitting a few weeks instead of getting bid into the stratosphere, and rates hanging in the mid-6s. For an investor, that's the green flag: more to choose from, more room to write an offer that actually makes sense, in a city that just keeps quietly doing the work.
Now let's get into 8 deals worth investing in for our city.
DEAL #1 · HERO 1122 N Tuxedo StDuplex · Both units leased · Indianapolis 46201 |
Asking: $178,500 · +$432/mo · 11.1% cash-on-cash › Fully-occupied duplex — both units leased at $2,035/mo right now. › Real in-place numbers, not projections: +$432/mo, 11.1% cash-on-cash. › Only 15 days on market. Plug-and-play for a first rental or a portfolio add. |
DEAL #2 · HERO 2636 Ethel AveRent-by-the-room duplex · ~$2,490/mo gross · Indianapolis 46208 |
Asking: $270,000 · +$499/mo · 8.6% cash-on-cash › Rent-by-the-room / dual-kitchen layout pulling about $2,490/mo gross. › Highest cash flow on the board: +$499/mo, 8.6% CoC. › Flexible — run it by-the-room or as a straight duplex. |
PARTNER · OFF LEASH CONSTRUCTION Nick Giulioni leads Off Leash Construction alongside Paul Aguiar, and also runs Off Leash Investments. Their AI quote tool gets you a bid in minutes — a great GC company to have in your corner.
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DEAL #3 · HERO 626-628 N Euclid AveUpdated duplex · two 2-bed units · Indianapolis 46201 |
Asking: $190,000 · +$310/mo · 7.5% cash-on-cash › Updated duplex, two 2-bed units, about $1,900/mo combined. › +$310/mo, 7.5% cash-on-cash. › 130 days on market means real negotiating room — likely gettable under $190K. |
PARTNER · RUOFF MORTGAGE Zach Weddle is a loan officer at Ruoff’s Carmel branch — and the specific lender we work with and trust.
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DEAL #4 1260 Hiatt St4 bed · 2 bath · Tenant in place · Indianapolis 46201 |
Asking: $177,500 · +$332/mo · 8.6% CoC · ~$41K 5-yr profit › 4 bed / 2 bath with a proven tenant in place at $1,800/mo (tenant pays utilities). › +$332/mo, 8.6% CoC, about $41K projected 5-year profit. › Cash flows today, ready to hand off. |
DEAL #5 8304 Schoen DrRemodeled ranch · near Fort Harrison · Indianapolis 46226 |
Asking: $189,500 · +$289/mo · 7.0% cash-on-cash › Remodeled, move-in-ready ranch near Fort Harrison. › $1,700/mo rent comp, +$289/mo, 7.0% CoC. › Clean turnkey hold in a stable, desirable pocket. |
DEAL #6 1020-1022 N Rural StTurnkey duplex · newer roof + siding · Indianapolis 46201 |
Asking: $209,000 · +$205/mo · 4.5% cash-on-cash › Turnkey duplex, newer roof and siding, both sides updated. › About $1,900/mo, +$205/mo, 4.5% CoC. › Lowest-hassle hold on the list — just relisted with a price cut. |
DEAL #7 1448 Saint Peter StTenant to Aug 2026 · Fountain Square edge · Indianapolis 46203 |
Asking: $114,900 · 2.0% CoC in place · ~6% at turnover › Cheapest entry on the board — tenant in place (lease to Aug 2026) on the Fountain Square edge. › +$50/mo today at the in-place $1,130; climbs to about 6% CoC when rent moves to the ~$1,316 market rate at turnover. › Low-basis foothold in one of Indy’s most in-demand submarkets. |
DEAL #8 · VALUE-ADD / BRRRR 915 N Lasalle StTwo-parcel duplex · mid-rehab · Indianapolis 46201 |
Asking: $175,000 (seller moving toward ~$160,000) · ~$140K equity at refi · ~$86K 5-yr profit › Two-parcel duplex, mid-rehab — demo done; 2022 brought separated and metered utilities, new HVAC, water heaters, and roof. › BRRRR play: buy ~$160K + ~$80K rehab, ARV ~$260K, ~$2,000/mo post-rehab rent. › The win is equity, not day-one cash flow — about $140K equity at refinance and ~$86K projected 5-year profit. After the refi it sits near breakeven on cash flow. |
PORTFOLIO · OFF-MARKET Andy’s 11-Door Package 11 doors · 9 parcels · $1,375,000 |
Andy, on Alex’s team, brought this one to us off-market. Buy the whole stack or cherry-pick individual doors — the seller is open to breaking it up. It’s exactly the kind of bulk-buyer play we keep getting asked about in replies. 11 doors across 9 parcels (two are duplexes). $1,375,000 all in. Current rents run $10,880/mo against $12,475/mo market — about $1,600/mo of upside on day one, with one vacant unit ready to lease. |
Rents shown monthly. Two parcels (Temple, Highland) are duplexes; price listed once per parcel. | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
One more thing · Community Indy Street Sweep
Let’s clean up the city we keep bragging about. We’re backing the Indy Street Sweep — a citywide volunteer cleanup with a goal of 777 neighbors at 20 rally points across Indianapolis, picking up trash, clearing lots, and making our streets shine. Gloves, bags, and vests are provided, and you walk away with a t-shirt and a better-looking neighborhood. Signups just opened, so you can be one of the first on the board. Two hours, one morning, one city — come represent with the Roots crew.
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On the Roots Podcast $50K to Two Cash-Flowing Rentals in 12 Months |
Missed it last week? I broke down the EXACT playbook that you can run in Indy right now to turn $50K into two cash-flowing rentals in a single year — the buys, the financing, and what he’d do differently. Click the thumbnail to play below.
That’s the week, Roots Fam. Eight deals on the board: a fully-leased Tuxedo duplex at 11% cash-on-cash, a by-the-room cash machine on Ethel, an updated Euclid duplex with room to negotiate, a proven-tenant 4-bed on Hiatt, a move-in ranch on Schoen, a turnkey Rural duplex, a low-basis Fountain Square foothold on Saint Peter, and a Lasalle BRRRR for the value-add crowd. Plus an 11-door portfolio you can buy whole or break up. Reply if any are a fit — we move fast.
Keep building,
Max Moore
Roots Realty, Indianapolis
P.S. — We’ve sold 11 homes so far this year for sellers using this newsletter. If you’re looking to sell, reply to be featured in an upcoming issue. Thousands of investors read every week. |
