DEAL SHEET · W28 · JULY 9, 2026 |
If you own real estate in Indianapolis, or you are seriously thinking about it, this one is for you.
Most weeks we lead with deals. Not this week. Tuesday morning something happened in this city that I am still not over, so I want to start there. Then three deals we pulled off the market for you, and one new video. Let's go.
New here? Roots Realty is an Indianapolis-rooted team. We have helped 400+ people plant roots and build wealth right here, we help run the Indy Street Sweep, and every week we hand 3,200+ investors the best deals in the city, underwritten on today's rents and today's rate, not hyped.
Indy Street Sweep · 07.07.2026 400 people. One morning. It started with an email. |
Tuesday morning, more than 400 people showed up across 20 Indianapolis parks with a trash bag in hand. I still can’t believe how it happened ⬇️
It started with one email. 200 days ago.
Two of my mentors had a vision for a citywide day of caring. They did not have the manpower to run it, so they called me. And I got obsessed:
One month out, it was falling apart. Short on money, short on people, short on time. So I did what you do when you have built a team: I called on mine, we solved it, and we kept going.
And then Tuesday came. Families. Strangers. Kids. Out in the streets of a city that never asked them to be. People called off work. Businesses shut their doors for the morning. Just to show up for Indianapolis.
One yes turned into all of this. And this is only the first one. That is the whole reason we do the rest of it too. We are not just selling Indianapolis. We are building it.
A few of our groups from Tuesday morning!
We do not send you everything. We pulled three off the market on Tuesday that are worth a real look, one for every kind of investor: a duplex that actually cash-flows, a bite-size starter, and a Broad Ripple long-game play. Run the numbers and tell us what you think.
Duplex · Fully Leased · Cash Flows 4033 Boulevard Pl $190,000 · 2 units · $1,710/mo in place ($815 + $895) |
A quality all-brick duplex just off 40th and Boulevard, blocks from the Butler-Tarkington redevelopment, professionally managed for seven years with one tenant six years deep. On our standard model (25 percent down, today's rate) it runs about +$150 a month day one, and it is priced right at or below what the block's duplexes have been selling for. This is the missing middle we love.
Starter Rental · Tenant In Place 1622 Cruft St $130,000 · 3 bed / 1 bath · leased at $931/mo |
About the cheapest clean way into a near-southeast rental with a paying tenant already in it. Straight talk: at $130k with 25 percent down and full management, it runs right around breakeven on paper, so this is a rent-upside and buy-cheap play, not a day-one cash cow. Self-manage or put a little more down and it tips green. It is one of a four-home portfolio, so reply if you want all four.
Broad Ripple · Appreciation Hold 5934 Crittenden Ave $425,000 · 3 bed / 2.1 bath · Broad Ripple Village |
A beautifully kept 1939 brick home right in Broad Ripple Village, original hardwoods, new driveway, fresh privacy fence. Honest math: at $425k this does not cash-flow as a straight rental, and we are not going to pretend it does. This is the long game, the exact appreciation lane we tell investors to buy in Broad Ripple. Walkable, always in demand, and the kind of block that just keeps climbing. Buy it to hold.
Partner · Ruoff Mortgage Zach Weddle is a loan officer at Ruoff's Carmel branch. We love sending clients to Zach, he takes great care of them.
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That is three of them. We always have a stack of investor-ready listings live with photos right now, from bite-size rentals up to commercial. Browse the whole board in one click.
From the Roots Channel 47 years. Over $100 million. One secret. |
We just dropped a new Roots Podcast episode with Larry Browning, who has spent 47 years building commercial real estate right here in Indianapolis and put over $100 million to work doing it. Tyler and I sat down with him, and the whole thing comes back to the one thing most investors completely overlook.
What you will walk away with:
The real edge is relationships, not spreadsheets. It is how the biggest deals in this city actually get done.
How Larry raised the capital to execute, through groups, creative finance, and what he calls relational equity.
Why the best operators push every deal past win-win into real community impact (which, if you read the top of this email, is exactly the lane we live in).
Partner · Off Leash Construction Nick Giulioni leads Off Leash Construction alongside Paul Aguiar, and also runs Off Leash Investments. A great GC company, and their quote tool gets you a number in minutes.
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That is the week, Roots Fam. What 400 of us did in the streets Tuesday, three deals worth a real look, and more coming. Reply to anything in here, we read every single one.
Plant roots, build wealth.
Max
P.S. We are not doing the Street Sweep once. We are doing it until this city runs out of streets to clean, one park a month. Want in on the next one? Just reply SWEEP and we will put you on the list. (And if the recap has you thinking about the rental you have quietly outgrown, reply with the address and we will tell you what it would actually bring today. No pitch, no pressure.)
