INDY INVESTOR DEAL SHEET (6.27)

Happy Friday!

Thank you to all who made it out last night to our Roots Realty Co. Happy Hour 🍻 In case you missed this event, sign-ups for our August Masterclass are LIVE HERE. We’ll be exploring what it looks like to get started in new development with experienced guests Sib Sheikh and Ethan Fernhaber.

Got this pic earlier from Neu Group—foundation’s going in on a $450K+ duplex in Bates-Hendricks for one of our clients. We’ve got several clients building with Neu right now, and the product is 🔥. Want to compare it to other new build options?
👉 Book a Deal Call

Big team update too—we’ve doubled our agent count since January. Meet the new faces Ian DeFelice, Ken Fletcher, Batch Ceesay, & Amanda Henriott.

Thinking about a career change or curious what it’s like to be in real estate? Just hit reply.

We’ve also been dropping weekly content on YouTube + our new Investor Course just went live.
Check out the following episodes:

• The $50K Mistake Most Investors Make

• House Hack Like a Pro

• Indy’s Hottest Investment Areas

👉 Explore the Course

Now let’s get into the deals — this week is locked and loaded. Keep reading for a couple off-market bonuses you won’t want to miss! 💥⬇️

#1. 🏡 $160K Turnkey Gem Near Fountain Square – $1,450 Rents + Garage = Instant Cash Flow

📍 1730 S State Ave, Indianapolis, IN 46203
This 2-bed, 1-bath home is just outside Fountain Square, surrounded by new development and investor momentum. With projected rents at $1,450/month — backed by solid comps — this one offers day-one cash flow and long-term equity growth. The detached garage is a big tenant bonus and positions this rental above the pack.

Here’s the breakdown:

• Market rents: $1,300–$1,450/month

• Our rent assumption: $1,450/month

• Detached garage adds value and tenant appeal

• Surrounded by new development, NEU Group duplexes lifting values

• Close to downtown and Fountain Square access

📌 Why I like this one:
It’s a smart play in a rising area. The garage, location, and strong comps make $1,450/mo achievable — and development momentum means future appreciation is on your side.

Pro Forma: View full deal sheet HERE —> Check out more details

#2. 🔑 OFF-MARKET $110K Westside Rental with Tenant in Place – $400+ Upside on Day One?

📍 2737 S McClure St, Indianapolis, IN 46241
This 2-bed, 1-bath rental comes with a tenant already in place paying $800/month — but the market supports $1,200+ with just cosmetic updates. That’s $400+ in rent upside waiting to be unlocked, and you’re cash-flowing from day one while planning your move.

Here’s the breakdown:

• Current rent: $800/month

• Market rent: $1,200/month

• Tenant in place = immediate income

• Light cosmetic refresh only (paint, flooring, fixtures)

• No major mechanicals flagged

• Westside location with rising rents and investor activity

📌 Why I like this one:
You don’t often get income and value-add potential under $120K. Whether you raise rents or wait for turnover, this one sets you up for steady gains and future appreciation.

 Pro Forma: View full deal sheet HERE —> Get more Details

#3. 🌳 $95K Hidden Gem with Suburban Vibes – Tenant Pays $900 & Room to Grow

📍 3104 Alice Ave, Indianapolis, IN 46237
This 2-bed, 1-bath rental sits on a quiet street that feels more suburban than city — a rare find at this price point. With a tenant already paying $900/month and only $7K–$12K in light maintenance needed, it’s a perfect entry-level investment or steady long-term hold.

Here’s the breakdown:

• Current rent: $900/month

• Market potential: Higher with light updates

• Rehab budget: $7K–$12K for deferred maintenance

• Tenant in place = immediate cash flow

• Feels suburban, boosting tenant retention and long-term stability

📌 Why I like this one:
I was skeptical of the location — until I saw it in person. It’s quiet, clean, and feels like a classic suburb. This kind of environment keeps tenants happy and turnover low, which is gold for long-term investors.

Pro Forma: View full deal sheet HERE —> Get more Details

#4. COMING SOON: $500K Irvington Duplex Goldmine – $4,700/Month Potential in Prime Walkable Spot

📍 59 N Audubon Rd, Indianapolis, IN 46219
This fully renovated duplex in historic Irvington is a true unicorn: two massive 4-bed, 3-bath units just steps from Jockamo, Starbucks, and the Irvington strip. Whether you’re looking to house hack, go hybrid (STR + LTR), or lock in a high-income rental, this property delivers. Updated finishes, original charm, and serious rental power.

Here’s the breakdown:

• Price: $500,000

• Unit 1 (LTR): $1,700/month

• Unit 2 (STR est.): $3,000/month gross

• Hybrid rental strategy = $4,700/month potential

• Fully updated kitchens, hardwoods, tile baths

• Walkable location in one of Indy’s most desirable hoods

📌 Why I like this one:
It’s rare to find this kind of size, finish, and flexibility in Irvington. You can STR one side, LTR the other, or live in one and let the other pay your mortgage. It’s a premium rental play in a top-tier neighborhood.

Pro Forma: View full deal sheet HERE —> Get more Details

🔥 OFF-MARKET BONUS: 3-Property Rental Package + Lot — $390K for ~$2,700/Month Gross

This westside rental package brings solid cash flow and built-in flexibility. Three tenant-occupied homes plus a bonus lot, bundled into one clean deal.

Here’s the breakdown:

🏠 310 N Flemming – 2 bed / 1 bath | Rented at $815/month
🏠 312 Cossell + Small Adjoining Lot – 3 bed / 2 bath | Rented at $1,060/month
🏠 4205 Rockville Rd – 2 bed / 1 bath | Rented at $815/month

💰 Gross Monthly Rent: ~$2,690/month
📦 Package Price: $390,000

📌 Why I like this one:
This westside trio is a cash-flowing value play with options—keep it rented, update and raise rents, or reposition long term. The bonus lot next to Cossell adds extra upside.

Want details? Hit me up with questions or buyer interest.

Interested in any of the above? Let’s run the numbers.

That’s it for this week’s deals. If you're ready to write an offer, run numbers, or update your buying criteria — let's connect.

Last Night’s Happy Hour was 🔥🔥🔥

In case you missed it, come out to our Summer Real Estate Masterclass on August 7th — we'll be talking all things new development with Sib Sheikh and Ethan Fernhaber, from getting started to creating long-term impact through real estate.

Event Details:
Thursday, August 7th | 6–8 PM
Guggman Haus Brewing | 1701 Gent Ave Indianapolis, IN 46202

RSVP HERE!!!