Your End-of-Year Investor Advantage Starts Now

Happy Friday,

Where did the warmth go??? And why are Christmas lights already going up? Anyone else feeling that this week? 😂

As we head into the end of the year, I always like to remind you: our market slows WAY down. Sellers pull listings, motivations shift, and people start questioning if they even want to move anymore.

But this year feels different.
The only people selling right now are the ones who have to sell — which means those homes sitting on the market for 30, 40, 50, 60+ days often have highly motivated sellers behind them.

We’ve been trained to think high DOM = bad house.
Not true right now.
It’s almost always a pricing issue, and trust me… I’ve learned that the hard way on a few of my own listings this year.

It’s funny how the moment I price a home correctly, I end up with multiple offers. I literally had a listing go to highest & best last week — two weeks after a price drop.

It’s just a weird, unpredictable moment in the market… but if you’re someone who’s been waiting and “timing the market,” congratulations — your moment is HERE.

Go write 15 offers a day and go get yourself a deal.

Now… let’s talk about the 50-year mortgage noise because it’s louder than anything right now — even current rates. Here’s my take 👇

Important Note Before the Deals:
If you want to network with people who are thinking just like you, building wealth, and playing this game intentionally… Come to our LAST event of the year ⬇️

Alright — now for the deals - (READ UNTIL THE END FOR A HOLIDAY BONUS…)

Property #1: STR Jackpot in Old Northside

213–215 E 15th St, Indianapolis, IN 46202
Check It Out Here | STR Duplex | Old Northside
Asking Price: $750,000

💡 Why I Like This Deal

You are buying two high-performing STR townhomes in one of Indy’s most premium neighborhoods.
Old Northside is an STR hot zone with strong walkability and consistent travel demand.

What stands out:
• Proven STR revenue — not pro forma
• Renovated, modern interiors with Victorian detail
• 6 beds, 7 baths across two units (rare configuration)
• Perfect for STR, MTR, or furnished executive rentals
• Minimal rehab required → immediate income
• Strong neighborhood appreciation + rental upside

📊 Market Rents (ACTUAL Performance)

Using ONLY historic STR income for 213 & 215 (no Double unit):

Historic Airbnb Revenue

This aligns closely with the performance range of STR units in Old Northside of similar size.

Conservative Underwriting Range:

$5,500 – $6,500/mo combined.

Aggressive (with optimization):

$7,000 – $8,000/mo combined (based on peak months shown in pivot data).

Property #2: Your Next Stress-Free Long Term Rental

1453 N Denny St, Indianapolis, IN 46201
Check It Out Here | 3B/2B Full Renovated | Near Eastside
Asking Price: $189,900

💡 Why I Like This Deal

This is a simple, low-maintenance long-term rental.
You negotiate the price + buy down the rate, but even as-is with 20% down, the deal works.

You’re buying this because:
✔ fully renovated = low CapEx
✔ tenant-paid utilities
✔ 3/2 layout rents at the top of this submarket
✔ low taxes
✔ strong appreciation pocket near Brookside / Kan-Kan / Amelia’s

📊 FULL Financial Breakdown

1. Realistic rent target: $1,600/mo

This is the number the deal is built on.

2. Purchase Price (target): $189,900

20% Down: $37,980
Loan Amount: $151,920

3. Expenses at a 6.75% rate (very realistic with a small buy-down):

P&I: $986/mo
Taxes: $38/mo
Insurance: $70/mo
Maintenance/CapEx: $150/mo
PM (optional): $160/mo
Total Expenses: ~$1,404/mo (with PM)
Total Expenses: ~$1,244/mo (self-manage)

4. Cash Flow if Renting for $1,600/mo:

Self-manage:
$1,600 – $1,244 = +$356/mo

With Property Management:
$1,600 – $1,404 = +$196/mo

This is EXACTLY what you want from a newly renovated rental:
✔ positive cash flow
✔ low maintenance
✔ stable area improvement
✔ hedge against CapEx disasters (because everything is new

Property #3: Butler-Tarkington Cash Flow

3942 Cornelius Ave, Indianapolis, IN 46208
Check It Out Here | 6B/3B Duplex | Butler Tarkington
Asking Price: $249,900

💡 Why I Like This Deal

• Path to a True 1% Duplex: With one side rented at $1,200 and the vacant unit positioned to lease higher, this property has a realistic path to hitting the 1% rule once stabilized.

• Strong Butler-Tarkington Demand: Located in a steady, rental-friendly pocket near Butler University and just south of Meridian Kessler, offering long-term stability, consistent tenant pools, and upside over time.

• Rent-Ready on Day One: Minimal immediate repairs needed. It’s older (normal reinvestment at turnover), but nothing that blocks day-one income.

• Flexible, Functional Layouts: Two different floor plans strengthen leasing flexibility, with the larger unit’s open main level typically renting faster and retaining tenants longer.

• Rare Two-Car Garage: A shared garage is uncommon in this submarket and boosts tenant appeal, retention, and overall rental performance.

📊 The Numbers

Property #4: Butler Again… This Time a QUAD

4044 Boulevard Pl, Indianapolis, IN 46208
Check It Out Here | 4B/4B Quadplex | Butler Tarkington
Asking Price: $394,000

💡 Why I Like This Deal

A rare quad in Butler-Tarkington with major CapEx already done — newer roof, windows, and three newer water heaters. Three of the four units are currently rent-ready/occupied, and the fourth is your light value-add opportunity.

✔ 3 units rented or rent-ready
✔ 1 unit needs minor turn
✔ Recent rents: $900–$975/mo
✔ $3,600/mo rent potential day one
✔ Even more upside with MTR/STR positioning
✔ Lender offering $8,000 credit to buy down your rate

📊 The Numbers

• Rent potential: $3,600/mo
• Market upside: $4,000+
• PITI w/ 25% down + buy-down: ≈ $2,800/mo
• Cash flows immediately, even before value-add