DEAL SHEET · W25 · JUNE 19, 2026 |
If you own real estate in Indianapolis, or you are seriously thinking about it, this email was written for you.
A family earning Indy's median income can't afford Indy's median home anymore.
That's not a coastal headline. That's here, now, and most people are just bracing for it.
Next Wednesday, Mark Nottingham, co-founder of @properties Indianapolis, sits down with us to say the quiet part out loud: we can't build our way out of the affordability crisis without rethinking density, and for investors, that's not a threat, it's the next decade's opportunity.
Whether you own doors, want to, or you're just tired of watching prices run, this room is for you. Coffee & Connect, Wednesday June 24, 7:30am. It's intimate by design, and seats are going fast. Free coffee and Chick-fil-A.
New here? Roots Realty is an Indianapolis-rooted team. We've helped 400+ people plant roots and build wealth right here, we run the Indy Street Sweep (777 volunteers strong on July 7), and every week we hand 3,200+ Indy investors the best deals in the city, underwritten on today's rents and today's rate, not hyped.
Market Pulse
Rates: The 30-year fixed is sitting at 6.52% (Freddie Mac, early June), basically flat week over week. Money isn't getting cheap this year, so every deal below is underwritten at today's rate. If it works now, it works.
National: The spring market is balanced for the first time in years, with inventory loosening but still tight by historical standards.
Indianapolis: Median sale price is around $260,000, holding roughly flat year over year. Homes are taking about 49 days to sell, and we're sitting near 2.6 months of supply. Translation: patient buyers have negotiating room they didn't have a year ago, and this is a cash-flow market, not an appreciation-bet market (with one deliberate exception below).
THE ROOTS PICK 1260 Hiatt St $177,500 · 4 bed / 2 bath · Near South Side |
We listed this one ourselves, so we know it cold. A 4-bed on the near-south side, already leased at $1,800 a month. At today's rate it cash-flows from day one, about $349/month, with a 5-year return penciling near 18% annualized. Tenant in place, nothing to fix.
BORING-GOOD CASH FLOW 336 S Cole St $170,000 · 4 bed / 2 bath |
Four bedrooms, two baths, shows well, $170,000. Rents around $1,800, pencils to about $416/month in cash flow and a ~19% five-year return. The kind of quiet rental that just works.
PARTNER · OFF LEASH CONSTRUCTION Nick Giulioni leads Off Leash Construction alongside Paul Aguiar, and also runs Off Leash Investments. A great GC for your next reno or build, and their AI quote tool gets you a real number in minutes.
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DUPLEX OF THE WEEK 946 W 26th St $139,900 · 2 units · $1,550/mo in place |
Two units at $139,900, bringing in $1,550/month in place, with market rent closer to $2,146 once you turn them. Even on today's in-place rent it's about $398/month in cash flow and a ~20% five-year return. Buy it on the real number, get paid on the upside.
PARTNER · RESOLUTE LENDING Seth Wilcock is the founder of Resolute Lending, operating under Independent Mortgage Brokers (IMB), and he holds multiple mortgage certifications. We absolutely love sending clients to Seth, he always takes care of them.
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THE LONG GAME · APPRECIATION 2744 Barth Ave $220,000 · 2 bed · Bates-Hendricks |
Straight talk: this one does not cash flow today. At $220,000 it runs negative each month, and we're featuring it anyway. Bates-Hendricks is one of the fastest-appreciating pockets in the city, up about 10% in the last year, and this is an equity play, not a cash-flow play. If you're playing the five-year game, this is your lane.
THE BONUS · FULL RENOVATION 762 E 42nd St $170,000 · Gutted, full reno |
$170,000 in a location that's only going one direction, completely gutted and ready for a full renovation. We're not putting numbers on this one, because the right number depends on your scope. Want a renovation quote? Reply to this email and we'll connect you with our GC to scope it.
PARTNER SPOTLIGHT · PRESENTED BY REBORN HOMES
Ever wonder how the pros structure a flip, and how a private partner could ride along? Here is a real one from our partners at Reborn Homes.
Deal Snapshot: Carmel (Hamilton County)
4 bed / 3 bath single-family, 2,950 sqft
Strategy: Novation (quick-close resale)
Contract price: $410,000
List price: $519,900
Estimated closing costs: about $15,600
Estimated net proceeds: about $488,700
Estimated profit: about $78,700
Timeline: about 60 to 90 days, contract to close
How a private partner fits in: as Reborn scales acquisitions, private capital funds the engine behind deals like this, the marketing to find sellers, the earnest money, and the working capital that keeps the pipeline moving. Partners are positioned with deal-backed security and short-term timelines. No rehab risk, no long-term hold, and the property sells at market value to a retail buyer.
Want to see how it works? Reply and we'll connect you directly with Tony at Reborn.
Reader Win Another door just closed for someone on this list — Geoff G., a portfolio investor who found his deal through Roots and closed at $465,000. That's the whole point of this thing: real deals, real closings, for real readers. |
Reader Asks
One of you bought an east-side rental from us. It's turnkey, new roof and HVAC, one side leased at $950 and one side open, and you're ready to move it. If you buy stabilized east-side rentals, reply EAST SIDE and we'll make the intro.
Upcoming Events
Coffee & Connect with Mark Nottingham, Wed June 24, 7:30-9am, Outwork (6334 Westfield Blvd). Free coffee + Chick-fil-A. Save your seat
Indy Street Sweep, Mon July 7, 26 rally points across the city, pushing for 777 volunteers. indystreetsweep.com
Summer Real Estate Masterclass, Thu Aug 6, 6pm, Guggman Haus Brewing. Register Here
That's the week, Roots Fam. Five ways to play this market, one early-morning room you don't want to miss, and a whole city that's still ours to build. See you Wednesday.
Plant roots, build wealth.
- Max
P.S. We featured a house so gutted it doesn't have a kitchen. We're calling that an “open-concept opportunity.” Reply with your worst real-estate listing euphemism, the winner gets featured next week.
