ROOTS REAL ESTATE · W13 of 2026 · MARCH 26, 2026 ROOTS DEAL SHEET 3 deals · Full MLS scan · Market update 🔑 |
Roots Fam! 👋
Spring is not easing in — it showed up swinging. This week alone we watched a property pull over 10 offers and sell $45K above list. Inventory is up 21.9% year-over-year, but demand is running faster. If you are waiting for the slow market to get in — it is not coming.
What I am actually tracking right now: mutual releases are ticking up. Buyers getting too demanding, sellers with no equity to flex — deals fall apart. Property comes back. And the second time around there is no bidding war. If you are already pre-approved and can move clean, you get a deal that most people already passed on.
Also — new pod this week. Top 8 Indianapolis Suburbs for Real Estate Investors. We graded every major Indy suburb on cash flow, appreciation, and overall investor-friendliness. A few results are not what you would expect. Worth a watch before you make any move out here. Three deals below — let's get it. 👇
P.S. — If you are reading the intro instead of scrolling straight to the deals, you are my favorite kind of reader. Stick around — the good stuff is in here. 🥁
🎙 ROOTS PODCAST Top 8 Indianapolis Suburbs for Real Estate Investors We graded every major Indy suburb on cash flow potential, appreciation trajectory, and overall investor-friendliness — and a few of the results are not what you would expect. Watch the full breakdown before you make any move in this market. I promise it changes how you look at the map. ▶ Watch on YouTube |
| 🏠 DEALS THIS WEEK |
Duplex · 2/1 per unit · Old Northside 1622 & 1624 Yandes Ave $339,000 CoC +7.5% ⚠️ AS-IS plumbing Old Northside duplex with brand-new HVAC. Unit 1624 leased at $1,200/mo through April 2027 — income from day one. Unit 1622 vacant, ready to lease at market (~$1,225/mo). Seller disclosing a plumbing defect and pricing accordingly. At full market rents ($2,450/mo), 25% down, 6.75% rate, self-managed: +7.5% CoC. |
Duplex · 2/2 per unit · Windsor Park 1102 & 1104 N Hamilton Ave $394,900 CoC +8.9% ✓ All capex done Fully renovated Windsor Park duplex — roof, HVAC, plumbing, electrical all replaced. Both units occupied: 1102 at $1,500/mo and 1104 at $1,450/mo, leases running through 8/31/2026. Cash flows from day one, nothing left to fix. At 25% down, 6.75% rate, self-managed: +8.9% CoC. Cleanest buy in this edition. |
⭐ Hidden Gem · Duplex · 2/1 per unit · East Side 46218 1800 & 1802 N Audubon Rd $189,000 ask · offer at $175K CoC +23.3% at $175K +4.9% at ask / current rents Value-add play of the edition. Current rents are $645 and $685 — both month-to-month. Market is $950–$1,000/unit. Offer at $175K, raise both to market, and you are at +23.3% CoC. Even at full ask with current rents it cash flows positive at +4.9%. 1802 is Section 8 with zero late payments. Best upside number in this week’s entire scan. |
PARTNER Indy Homes Reborn — Full gut renovations and turnkey investment properties across Marion County. Whether you need a value-add project partner or a ready-to-rent asset, these are your people. Learn more → |
| 📊 MAX'S BONUS DEALS |
Every week I pull active Indianapolis multi-family listings and run a scan — filtering for duplexes and small income properties under $500K with real rental upside. These 8 made the cut this week. I ran each one at 25% down, 6.75% rate, 30-year fixed, self-managed, 5% vacancy, $150/mo expenses at list price.
Green means cash flowing today. Amber is break-even — a rate drop or rent bump flips it. Red needs negotiating or a different structure. Use the calculator to plug in your own terms and see what actually works for your situation.
| Address | Type | Price | Rent | DOM | CoC |
|---|---|---|---|---|---|
| 1035 W 37th St 46208 | SFR | $145K | $1,000 | 50 | +3.1% |
| 1032 Groff Ave 46222 | SFR | $175K | $1,050 | 2 | -0.1% |
| 2350 W 58th St 46228 | SFR | $220K | $1,150 | 1 | -2.8% |
| 310 N Whitcomb Ave 46224 | SFR | $230K | $1,350 | 0 | +0.3% |
| 1310 Tommy Lee Ct 46217 | SFR | $255K | $1,200 | 1 | -4.7% |
| 3673 Birchwood Ave 46205 | Duplex | $340K | $2,200 | 2 | +4.0% |
| 2161 Gent Ave Riverside | Duplex | $425K | $3,000 | New | +7.1% |
| 4233 Evanston Ave Keystone | Duplex | $475K | $3,200 | New | +5.9% |
PARTNER Mamba Mortgage — Speed matters when deals move fast. Mamba gets investors pre-approved and ready to close before the right property even hits the market. Competitive rates, investor-friendly terms, and a team that knows Indy. Get pre-approved → |
| 📅 UPCOMING EVENTS |
WED APRIL 15, 2026 Coffee & Connect with Roots Our monthly meetup for Indy investors, agents, and anyone curious about real estate. Good coffee, real conversations, no pitch decks. My business coach Josh Wagner is the guest speaker this month. He is full of models and mindsets to help anyone scale a business — this is the most valuable hour of keynote learning you can get in April. RSVP on Eventbrite → |
🧹 INDY STREET SWEEP TRACKER 54 / 777 54 volunteers strong. 723 more to go. July 7 is The Big One — 777 volunteers cleaning Indy on the same day. Reply back if you can commit to cleaning the streets of Indy with me on July 7th. 7% of the way there — keep sharing → indystreetsweep.com |
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