DEAL SHEET · W29 · JULY 17, 2026 |
If you own real estate in Indianapolis, or you are quietly running the numbers on your first deal, this is the week to be paying attention.
We have some news.
My wife and I are having our second in December. It's a boy!
I'm not going to pretend to be normal about it. This season has me grateful in a way I haven't been in a while, learning to actually enjoy the wins instead of blowing past them to the next thing. Here's why an investor list is getting this. As an investor you're always pulled toward what needs you most, what's broken, what's due. You have to learn to celebrate the wins too. So let me celebrate one. In two weeks I close on a 9-unit in Meridian-Kessler with three partners. It'll take a renovation and a couple years, but the real win is the neighborhood. You can walk to Cafe Patachou, and the people who should live there are the ones priced out right now: young professionals, first real job, who want to stay close to family. We get to fix that. |
There are nine more little buildings just like it within a few streets. I want all of them. If I was playing Monopoly, this is my game right here.
Now let's go find yours.
Roots Summer Masterclass. Thursday, August 27, 6 to 8 pm
Guggman Haus Brewing Co., 1701 Gent Ave, Indianapolis
Once a quarter we get everybody in one room, agents and investors, and actually teach this stuff. We have two LEGENDARY Indianapolis developers and community players coming in to speak on our panel. 30% of our seats are already full, so click below to learn more about the event and our panelists…
PARTNER · RESOLUTE LENDING When a deal on this list pencils, you want financing already lined up. 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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A Quick Win Before the deals: Hannah M. just closed on her first investment property on July 8, a duplex over on Carrollton Ave. First deal, two doors, tenant income from day one. That is the exact move half the deals below set up. Proud of her. |
We do not send you everything. Eight we pulled this week, from a $117k starter to a brand-new Fountain Square build, and we ran every single one on our own model so you do not have to. Cheapest door to the biggest cash flow, all in one place. Open the photos, run the numbers, then hit reply.
THE BEST NUMBER ON THE BOARD 402 N Parker Ave $185,000 · Duplex · $2,450/mo in place · St. Clair Place |
Two doors, both already rented, right in St. Clair Place. On our model it kicks off about +$776 a month day one, north of 19 percent cash-on-cash, the strongest number on this whole list. And it is one of ours. Open the photos and you will get it.
OFF-MARKET · FOUNTAIN SQUARE 1005 Churchman Ave $399,900 · New build · 4bd/4ba en-suite · $4,800/mo actual |
Brand-new Fountain Square build, four bedrooms each with its own bath, rented by the room to working and medical pros. It is already pulling $4,800 a month, about +$1,008 day one and 12 percent cash-on-cash, the fattest cash flow on this list. Delivered vacant, not even listed yet. Reply CHURCHMAN and we will send the packet before anyone else sees it.
YOUR FIRST DOOR 1211 N Gale St $117,900 · Single family 2/1 · $1,450/mo rented |
The cheapest way onto this list and maybe the easiest yes. Already rented at $1,450 with updated mechanicals, about +$261 a month day one. If you have been waiting to buy your first door, stop waiting. Photos inside.
TURNKEY, NOTHING TO FIX 2429 N Bolton Ave $189,999 · Duplex · $2,150/mo in place · Near Eastside |
A near-Eastside duplex leased on both sides at $2,150 a month. About +$556 a month day one at roughly 13.5 percent cash-on-cash, nothing to fix and nothing to chase. Just collect. Take a look.
SET YOUR OWN RENTS 1920 E Washington St $350,000 · Triplex · ~$3,350/mo pro-forma · Delivered vacant |
Three units, delivered empty, which means you set every rent from day one. At market it pro-formas around $3,350 a month and about +$547 day one. This is the value-add slot. See the bones in the photos.
TENANTED WITH UPSIDE 3964 N Lesley Ave $185,000 · Duplex · $1,725/mo in place |
Both sides occupied at $1,725 a month. Thinner than the rest at about +$172 a month day one, but it is tenanted, turnkey, and has room to push rents on the next turn. Photos here.
OFF-MARKET · COMING SOON 1519 English Ave ~$345,000 · Off-market duplex · ~$3,000/mo potential · Near Fountain Square |
Off-market duplex near Fountain Square, market rents $1,400 to $1,500 a side, about $3,000 a month once it is filled. Straight talk: at the ask it is roughly breakeven today on our conservative model, so this is a buy-in-the-path play, not a day-one cash cow. Reply ENGLISH for first look before it lists.
PARTNER · CORE INSURANCE SOLUTIONS Every one of these doors needs a policy, and most investors overpay for one. Jackson Blevins founded Core Insurance Solutions, an independent agency downtown. He is incredibly down to earth and great at what he does. Contact: Jackson · 317-358-6780 · jblevins@coreinsurancesolns.com · coreinsurancesolns.com
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Indy Insight
June was one of the busiest months this market has had in years, and it is not close.
Closed sales across central Indiana were up 10 percent over last June. New contracts up 9 percent. The median sale price hit an all-time high of $323,250. And for the first June in more than eight years, there were over 7,000 homes on the market at once, which means something that has been missing for a long time: real selection. Indianapolis also led the entire state with 15,082 closings in the first half of the year.
Here is the read. Buyers came back hard and inventory is finally deep at the same time. That is the window where the people who already have their financing lined up and their list in hand win. That is why we send you this every week. Rates are holding in the high 6s, so get your real number and buy on value.
Source: MIBOR Market Insights + Indiana Association of REALTORS mid-year report, July 2026.
That's the week, Roots Fam! A little life news, eight deals we actually ran the numbers on, and a market that is wide open. Reply to anything in here, we read every one.
One real ask before you go: if you are an investor who has been quietly doing this on the side, a door here and there, and you have thought about doing real estate full time, I want to talk to you. We are growing and this is the best seat in the city to do it from. Reply GROW and let's have a conversation. If that is not you but you know the person, send them my way.
Plant roots, build wealth.
Max
P.S. My son is due in December, which gives me about five months to childproof a house and zero months to childproof my calendar. If you own a rental you have quietly outgrown, do future-me a favor: reply with the address and we will tell you what it would bring today. Consider it my baby registry.
