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- Off-Market Greenfield Duplex, House Hack in Fall Creek, Downtown 5-Unit, and 2026 Market Predictions.
Off-Market Greenfield Duplex, House Hack in Fall Creek, Downtown 5-Unit, and 2026 Market Predictions.
Indy Investor Update #116
Tyler Lingle
January 08, 2026
Where is the housing market going in 2026? Will we see flat-line activity, like in 2024-2025 or will we see dynamic activity & appreciation of real property. You’ve heard the narrative, even from myself, that we flipped into a Buyer’s market. Is that going to continue?
The above report indicates that as of Q4 2025, the Midwest had substantially lower Buyer demand.
For Q4 of 2025, this was true. A tad bit of crickets on Buy & Sell-side. But, heading into 2026, the market has new winds approaching…
On January 1, anyone in our industry has felt a shift approaching…
The narrative end of 2025, was Buyer leverage gaining, I see this shifting as summer approaches.
Mortgage rates are now consistently in the low 6’s with mortgage application data continuing to climb.
According to Mortgage News, Total mortgage applications (purchase + refinance) were about +17–16% higher year-over-year in late 2025 compared with roughly the same week in 2024.
Mortgage application data is a good indicator of where the market is going.
In 2026, this comes to a head. I am predicting a very active & strong market on both Buyer & Seller side in Central Indiana, but also across the nation.
Buyers will notice more listings & options in general, especially around March / April. The rates will not WOW them, but it will be certainly “good enough”.
Sellers will be off the opium-drip of Post-Covid era, and face reality, but also face a market with surprising optimism and Buyer-activity.
This market is a slow burn… It’s starting off subtly-strong to come out with a surge of activity come Spring months.
We just had our first buyer multiple offer scenario on a home we placed an offer on in the first week of January for a first-time buyer client! This particular listing in Lawrence had 59 days on market… and BOOM! Multiple offers. Buyer & I were dazed and confused, for a bit. It happens, and it’s going to happen more and more.
New Indy Developments downtown! 🏗️
Circle Center “before” and “after” renderings with the coming Hendricks Group overhaul
If you’ve been paying attention to Indianapolis, you may have noticed that while Mass Ave & other commercial districts are thriving, the center of downtown is in a slump…
All that is poised to change, with the purchase and now closing of the old Circle Centre Mall in the center of Downtown Indianapolis. Circle Center has been open for nearly 30 years, and was once the life-blood of activity downtown, but shoppers are looking for a different atmosphere and vibe these days. Hendricks Group is ready to bring that to reality!
Hendricks Group is expected to invest around $600M into the Circle Center site. The investment will cover demolition and reconstruction of the enclosed mall, creation of open-air streets and plazas, and construction of ~400,000 sq ft of retail, restaurant, and entertainment space, ~100,000 sq ft of office space, ~300 residential units, ~100,000 sq ft of outdoor public space as part of a mixed-use campus designed to reinvigorate downtown Indianapolis.
The entirety of the project is expected to take around 10 years, likely opening in various phases.
This Week’s Deals 🔥
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. Reply back to this email.
MTR Duplex in Greenfield! 🏥
Off-Market, Coming Soon Status!
Asking $320,000
Pulls in $6500 / Mo gross as MTR, can be converted to LTR
Operating Fully-Furnished Duplex
Deal Sheet - Full Information on past income history, specs, etc.
Slam dunk here. This is close to I-70 for commuters into Indy. I think this stays well-occupied throughout the year. Past owner successfully did insurance claim housing to fetch over $3000 per SIDE! High income potential & gorgeous finishes + comes with furniture. Also house hackable…
House Hack Duplex near Fall Creek! 🏘️
3326 N College Ave Indianapolis, IN 46205
Asking $325,000
3 bed, 1 bath, 1398 sqft. per side, fully renovated
Market rents are ~$1300-1500 / side
3328 side is rented for $1,100, increases to $1155 after March
Higher demand rental area in between Broad Ripple & Downtown, one side already rented, easy house hack potential!
Garfield Park Are Duplex! 🏞️
1414-1416 Comer Ave Indianapolis, IN 46203
Asking $210,000
Duplex; 2 beds, 1 bath per side
One side leased and rented for $1030, other side open to rent or occupy!
Forced Heating, Window Unit AC
Seller willing to credit back for renovations or repairs. Up and coming area with future appreciation potential near Garfield Park / Bates.
Near Plainfield + Airport Rental or First Home! 🛫
2301 Porter St. Indianapolis, IN 46231
Asking $189,900
3 beds, 2 bath.,
Last rented for $1550 / month
This is great for FHA first time home-buyer or a first, “low lift” rental with an attractive price point!
5-unit fully leased, high-end rental units
Each unit is 2 bed, 2 bath
Current income $13,100 per month, or $157,200 annually, supported by high demand for quality rentals in this neighborhood
Class A multifamily with historic charm… We like! Excellent for someone trying to 1031 or buy, and use for bonus depreciation reasons!
If you’re interested in any of the above deals (or to get your search started) email [email protected]. We also help sellers sell with maximum exposure.
New Podcasts!
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Come out and meet us!
January Coffee & Connect with Keynote Speaker Rex Fisher, co-owner of @properties IND, owner of RCA properties. Join us for coffee, bagels, and insightful conversation in the early morning! 7:30-9am January 15th, 2026. Find details here!
Next Masterclass: Networking + panel discussion at Gugman Haus Brewing — our staple event and typically our largest and most accessible. March 19, 2026. Find details here!
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Thanks for the read!
I started in real estate in mid-2021 after 4 years teaching in inner-city Indy. I found a passion for real estate after house hacking on Indy’s eastside. In 2023, a partner and I started Roots Realty Co.
Roots is a brokerage team part of the @properties brokerage in Indianapolis. We specialize in helping homeowners & investors Plant Roots & Build Wealth. We offer unique insights into Indy / Investing but also one-of-a-kind networking and education events. Come meet us…
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