Roots Deal Sheet · W16 · April 16, 2026 18-unit portfolio below... 🌿 |
Good Evening Roots Fam!
Wednesday morning we had 40+ people at Outwork for Roots Coffee & Connect; this was a truly impactful event. Josh Wagner — my actual business coach, someone who's helped me build clarity around why I do what I do — led the room through his framework for operating from purpose instead of pressure. For a room full of busy investors and entrepreneurs, I think it was exactly the kind of morning reset we needed.
Now, let’s jump in. Starting with a quick market update and into this week's deals. (Don’t miss Deal 3… the PORTFOLIO)
📊 Market Update Indianapolis, March 2026 | ||||||||||||||||||||||||
Inventory is up. Prices are flat. Homes are sitting longer. Zillow just ranked Indy the #1 buyer-friendly market in the country. | ||||||||||||||||||||||||
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💬 Max’s Take “Spring market is here and things move fast. Inventory is up, sellers are flexible, but these windows don’t stay open. Get your offers in and take advantage of the off-market deals below.” |
⭐ Featured Deal #1 1409 N Tuxedo St Indianapolis, IN 46201 | ||||
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The Big House That Cash Flows From Day One This isn’t a small starter property. It’s a 3,225 sq ft, 4-bed / 3-bath house listed at $285,000 that’s already pulling $2,900/month in rent. That’s not projected. That’s real. Sitting in Tuxedo Park on the east side, you’re buying a cash-flowing asset at a price point most investors can actually move on. | ||
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💬 Max’s Take “I like this deal a lot, especially if I can negotiate $10K–$15K off asking. The house is ready to go tomorrow. It’s been sitting for a while, there’s plenty of room to negotiate.” | ||
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⭐ Featured Deal #2 · Off-Market 202/204 N Hamilton Ave Indianapolis, IN 46201 | |||
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The Off-Market Duplex With a Brand-New Lease You won’t find this on Zillow, Zenlist, or any MLS search. This front-to-back duplex has one unit occupied and one vacant, step into income on day one and control the second unit’s tenant selection yourself. The occupied side just locked in a new 12-month lease at $2,035/mo. The vacant side has market rents around $2,000/mo. That’s over $4K/month gross from a single duplex. | ||
The Snapshot
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💬 Max’s Take “This is a front-to-back duplex, the layout is surprisingly ergonomic and the finishes are phenomenal. The tenant keeps the place so clean it looks staged. On top of that, a major commercial development is going up a stone’s throw away, and the property sits right off the purple line on Washington. We talk about buying near future transit all the time. This is exactly that play.” | ||
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⭐ Featured Deal #3 · Portfolio The $1.9M Indianapolis Portfolio 18 Units · 12 Properties · Buy All or Cherry-Pick | |||
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An investor is selling their entire Indianapolis portfolio: 18 units spread across 12 properties (6 duplex pairs and 6 single-family rentals). Total ask is $1.9M. But you don’t have to buy the whole thing. Every property can be purchased individually. Whether you want one cash-flowing SFR or all 18 doors in a single move, this works either way. Current gross rent across the portfolio is $19,906/month with market rents at $20,650/month. Nearly every unit is occupied and producing. |
Individual Properties Est. CF: 25% down · 6.75% rate · 30yr fixed · 10% PM · 5% vacancy · 5% maint. · 5% CapEx
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💬 Max’s Take “At $1.9M for 18 units, you’re looking at roughly $105K per unit on average, and the portfolio is already producing nearly $20K/month in gross rent. What I like is how turnkey this is, nearly every unit is occupied and cash flowing. You can buy the entire package and scale into 18 doors in a single move, or cherry-pick the individual properties that fit your strategy. And if you took down the whole thing, I’m sure we could get creative with the seller on pricing. You rarely see a portfolio this size where you can break it apart. That’s what makes this one worth a serious look.” |
| Reply for Full Portfolio Breakdown → |
That’s the week, Roots Fam. Inventory is climbing. Sellers are negotiating. If any of these deals catch your eye, please respond to this email. I would love to hop on a 15 minute call to discuss, or send you a more detailed financial breakdown. Until Next Week. Keep building, Max Moore, Roots Realty | Indianapolis P.S. Tax Day came and went. The investors in this email just got another year of depreciation, cost seg, and passive losses. The renters did not. Something to think about. 💀 🚴 |
