Happy Friday,
Today we’re getting straight to the point…
Everyone wants cashflow — and every deal below actually cashflows.
All are off-market and offerable today.
The seller is open to year-end closings on everything.
If even slightly interested in one of these deals hit reply! I would love to have a conversation, even if it’s just out of curiosity.
Property #1: OFF-MARKET QUAD
Seller Wants to Close before 12/31
8820 E 45th St
Old Listing Photos
💡 The Details
Price: $280K–$290K
Units: (4) 1BR/1BA
Income: ~$4,400/mo
Utilities: ~$400–$500/mo (all electric)
Maintenance: Extremely low (baseboard heat, window A/Cs)
📊 Why It Works
Strong cashflow at this price
Simple mechanicals = low capex
Clean, stable building
All-electric = easy operations
Motivation:
Owner wants to reposition equity before year-end.
A fast, clean offer gets this done.
Property #2: Another Off-Market Quad
Quick Year-End Deal
2201 E New York St
Old Listing Photos
💡 The Details
Price: ~$290k
Units: (2) 3BR/1BA + (2) 1BR/1BA
Income: ~$4,500/mo
Utilities: All electric; 3 furnaces + A/C
Structure: 3-story building
📊 Why It Works
Rare 3BR units = higher rent ceiling
Great gross income
Near redevelopment corridors
Add-value potential
Motivation:
Seller tried to sell both quads before 12/31 and will still move quickly if numbers make sense.
Property #3: Off-Market Duplex
Year-End Urgency Preferred
1727 / 1729 S Randolph St
💡 The Details
Appraised: $170K
Asking: ~$165K–$170K
Income (Stabilized): ~$2,300–$2,400/mo
Unit 1: VOA tenant ($1,200–$1,300/mo)
Unit 2: Seller will place a tenant at $1,100/mo before closing
📊 Why It Works
Fresh appraisal
Guaranteed income on one side
Turnkey day-one cashflow
Southside rental demand
Low price point = strong CoC return
Motivation:
Owner wanted this sold before year-end for tax reasons.
Still open to a quick, clean closing.
HONORABLE MENTION — CLASS A+++ FIVEPLEX — 1340 N Park Ave
🔥 Why This One Wins
Fully leased • Prime Old Northside • Zero headaches
📍 1340 N Park Ave
5 units, all 2BR/2BA
$13,100/mo income ($157,200/yr)
Fully updated + no leases ending soon
Penthouse with private rooftop deck
Off-street parking for all units
Extremely stable, high-quality tenants
Walkable to Bottleworks + everything in ONS
Photos:
https://www.zillow.com/homedetails/1340-N-Park-Ave-Indianapolis-IN-46202/88919738_zpid/?view=public
Note:
I’ve managed this building personally. The tenants are excellent. It has been one of the easiest properties I’ve ever overseen — and that says everything.
We recently had Tadd Miller, CEO of Milhaus, on The Roots Podcast. Tadd has done over $5 BILLION in real estate development.
We got so much wisdom from him in just 50 minutes ⬇️
You have to dig into the mud to find the gold, which starts by simply taking ACTION. To get started here’s our Indy Investor Resources (guides, podcasts, courses, events coming soon, you name it).
Need an Agent? Talk about your Strategy / Goals? —> Roots Realty Co. Website
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Roots Realty Co. is the investment-minded, education-first brokerage team in Indianapolis. We offer buying, selling, investing services, as well as one-of-a-kind educational content and networking opportunities. Get plugged in, just go to our website and book a chat!
PS - I’d love your feedback. How can we better set up this deal sheet? What would you like to see more of? - Max & Trace (Roots Deal SheetTeam)
