DEAL SHEET · W23 · JUNE 4, 2026 |
Roots Fam 🌱
Quick story before the deals — and the deals are good this week, so stick with me.
Last Friday we hit the streets of Fountain Square for Indy Street Sweep #5, and the neighborhood was amazingly clean. This is a pocket of the city where people genuinely care about where they live, and it shows up on the sidewalk. It was actually a challenge to find trash — the best kind of pleasant surprise.
Here’s why I’m fired up about July 7. There’s a concept called the broken windows theory: if you don’t fix the broken windows, a neighborhood keeps slipping. Trash piles up, then more trash, then more, then the whole block changes. The opposite is true too. You pick up one piece of trash, you walk past a neighbor doing the same, and pretty soon the whole street looks like Fountain Square. That’s our plan at least. Honestly, the most impactful thing about Friday wasn’t even the trash. It was the friendships. You walk a route with someone for two hours and you actually KNOW them by the end of it. That’s the move. That’s what we’re scaling on July 7 — 777 people, 20 rally points, one morning, one city. |
We’re at 145 of 777 right now. I need 632 more. Block 8 to 10 AM on Tuesday, July 7 and grab your spot at indystreetsweep.com.
Want me to text you when sign-ups open at the rally point closest to your house? Just hit reply with the word “rally” and your neighborhood — I’ll handle the rest. |
Alright — let’s get into the deals.
DEAL #1 · OFF-MARKET · HERO 1117–1119 Dearborn St Duplex · 1 side leased $1,400/mo · 1 side vacant · Indianapolis |
Day-one income, with the upside still on the table One side is already leased at $1,400 a month. The other is vacant and ready to lease up. Stabilize both around $2,800 and the numbers get loud — this is the best cash-on-cash on the whole slate. • Duplex at $259,900 — one unit leased at $1,400/mo, one vacant and ready • Stabilized at $2,800/mo: +$542/mo cash flow, 9.7% cash-on-cash — best on the board • Income from day one, with immediate upside on the vacant unit Asking: $259,900 |
Or just reply “Dearborn” to this email — fastest path to the full package and an intro to Kyle. |
DEAL #2 · OFF-MARKET · HERO 836–838 N Oxford St Duplex · $2,960/mo gross · Indianapolis |
Two rent checks, one roof This Oxford duplex is already pulling $2,960 a month gross. Two income streams under one roof, and the five-year math is the kind you want to sit with. • Duplex pulling $2,960/mo gross • +$432/mo cash flow, 6.7% cash-on-cash, ~$61K projected 5-year profit • Solid small-multifamily with multiple streams under one roof Asking: $299,900 |
Or just reply “Oxford” to this email — fastest path to the full package and an intro to Kyle. |
PARTNER · CORE INSURANCE SOLUTIONS Jackson Blevins founded Core Insurance Solutions, an independent agency downtown. He’s incredibly down to earth and great at what he does. Contact: Jackson · 317-358-6780 · jblevins@coreinsurancesolns.com · coreinsurancesolns.com
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DEAL #3 · OFF-MARKET · MID-TERM RENTAL 4905 Hillside Ave Mid-term rental · leased $2,400/mo on Furnished Finder · Indianapolis |
A mid-term rental that’s already proving itself This one is leased right now at $2,400 a month on Furnished Finder. Proven income on a proven platform — worth a fresh look now that the mid-term rental is in stride. • Mid-term rental leased at $2,400/mo on Furnished Finder • +$356/mo cash flow, 6.9% cash-on-cash — proven income, proven demand • Heads up: there are two Hillsides this week — 4905 is the mid-term rental (2943 further down is the value-add) Asking: $239,000 |
Or just reply “4905 Hillside” to this email — fastest path to the full package and an intro to Kyle. |
PARTNER · INDY HOMES REBORN Indy Homes Reborn is a wholesale company built on one thing: access to off-market deals before they ever hit the MLS. If this week’s pocket listings are your speed, Tony is the guy — he’s sourcing exactly this kind of inventory all over Indy. Reach out and tell him Roots sent you.
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DEAL #4 · OFF-MARKET · STABILITY PLAY 6138 E 25th St Tenant locked through 2027 · $1,250/mo · Indianapolis |
The stability play Tenant is locked in through 2027 at $1,250 a month. No leasing risk, no guesswork — just the cheapest entry on the board with the longest runway of guaranteed rent. • Tenant in place through 2027 at $1,250/mo — zero leasing risk • +$181/mo cash flow, 7.0% cash-on-cash • Cheapest entry on the list, longest runway of guaranteed rent Asking: $117,000 |
Or just reply “25th” to this email — fastest path to the full package and an intro to Kyle. |
DEAL #5 · OFF-MARKET 4138 N Edmondson Ave Tenant in place $1,500/mo · $160K · Indianapolis |
Clean entry, income from day one Tenant is already in place at $1,500 a month on a $160K buy. If you missed it back in April, here it is again — a clean entry with rent coming in from the jump. • Tenant in place at $1,500/mo on a $160K purchase • +$123/mo cash flow, 3.5% cash-on-cash • Refreshed for anyone who missed it in April Asking: $160,000 |
Or just reply “Edmondson” to this email — fastest path to the full package and an intro to Kyle. |
DEAL #6 · OFF-MARKET · VALUE-ADD 1906 Charles St 2 bd · 1.5 ba · prior rent $1,250/mo · Indianapolis |
A value-add for the rent-pusher I’ll be straight with you: at the prior $1,250 rent, this one sits right around breakeven — about -$40/mo. Push the rent to $1,300 or better and it flips positive. Low basis for someone willing to stabilize before they hold. • 2 bd / 1.5 ba, prior rent $1,250/mo • At $1,250: about -$40/mo (near breakeven) — flips positive with a push to $1,300+ • Low-basis value-add if you’ll stabilize the rent first Asking: $155,000 |
Or just reply “Charles” to this email — fastest path to the full package and an intro to Kyle. |
DEAL #7 · OFF-MARKET · VALUE-ADD 2943 Hillside Ave 4 bd · 2 ba · Monon Yard · seller credit for plumbing · Indianapolis |
Discounted, with money on the table to fix it A 4-bed, 2-bath in Monon Yard. There’s a known plumbing repair — but the seller credit is there to cover it. At an estimated $1,300 rent it’s about -$65/mo today; get it to $1,500 and it flips positive. • 4 bd / 2 ba in Monon Yard, seller credit covers the plumbing repair • At $1,300 est. rent: about -$65/mo today, flips positive at $1,500+ • The second of two Hillsides — 2943 is the value-add (4905 above is the mid-term rental) Asking: $149,900 |
Or just reply “2943 Hillside” to this email — fastest path to the full package and an intro to Kyle. |
Seven deals on the board: a 9.7% CoC duplex on Dearborn, a $2,960/mo Oxford duplex, a Furnished Finder mid-term rental on 4905 Hillside, a tenant-locked-through-2027 stability play on 25th, an income-from-day-one rental on Edmondson, a value-add on Charles, and a discounted Monon Yard SFR on 2943 Hillside. Reply with whichever address speaks to you and I’ll send Kyle in to walk you through the package. We move fast on these. Keep building, Max Moore Roots Realty, Indianapolis |
P.S. The only thing I sweep faster than a Fountain Square sidewalk is unread emails. Tap reply on any of these and I’ll see it within the hour. |
