If you opened for the deals, both on or off-market, keep scrolling down!
Quick Announcement — It. Is. Here!
Roots is now in the property management space. We have partnered with Hayden Steger and Brayden Sammons of Property Partners to birth Roots Property Management Co.
Roots PM Co. offer our clients & sphere high-quality, no-nonsense property management service in the Central Indiana market. No hidden fees, no contractor up-charges, just honest hard-working service. We offer service from single family homes to multifamily properties.
I am in fact using Roots PM Co for my own long-term rentals.
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Effects from War Abroad & Interest Rates, Currently
What I am watching in the Housing Market:
Are things really cooling off due to the conflict? It’s hard to say. One day it feels like it, then next day boom, multiple offers on a listing priced perfectly!
Ultimately the data is showing that the Iran conflict and rates rising has indeed lowered mortgage application data.
A lot hinges on the Iran Question — with the Straight of Hormuz closed the risk of inflation from oil prices remains and bonds are having to raise prices and thus mortgage rates too. A lot can change in a moment’s notice, though. Just yesterday a ceasefire was announced with the opening of the straight, so a reprieve is coming it appears.
Why This Matters → Right now there is a positive balance between Buyers & sellers in Central Indiana, if mortgage rates rise above 7% it will push us more into a Buyer’s market, increase inventory, and lower home appreciation outlook in the near term.
With that being said we are averaging around 6.45% and there is great improvement in mortgage spreads allowing rates to stay lower despite chaos abroad. Keep in mind last year rates were around 6.7% right now.
There is very low to no likelihood the actual Federal Funds Rate will rise, and in all likelihood we will see mortgage rates regain their status in low 6’s in coming days / weeks / months as bond market quiets it’s reactivity.
If you want a good gauge on how strong the Indy market is, % of list price received it that gauge:
→ Currently, listings are on average receiving 98% of the asking price. Translation, as much as you want to think differently, it is absolutely a robust, seller friendly market out there!
Rates have been going up since the initial Iran attack & closure of the straights
Where Did the Low Property Taxes Go?
At one time Indiana was #2 in cheapest property taxes in the nation (!!) Alas, those days are no longer. Indianapolis was in the top 10 for largest property tax hikes over the last 3 years, along with Dallas, TX & Tampa FL.
The tax rate has remained unchanged (1% for homesteads, 2% for rentals, 3% for commercial RE); however, what has changed is the value assessments. And in Indiana, because we pay taxes in arrears (retroactively), this change is further buffered by a year. What’s driving property taxes higher → Assessments catching up to value gains, increased needs for funding for schools, libraries, township needs (special assessments) which can bypass the caps (yes, it’s confusing).
I have an Airbnb in Butler Tarkington — When I purchased it the taxes were ~$1800 / year. I just saw my new Marion County tax bill yesterday — $6275! Yikes! They got there from the new assessed value + $951 in special assessments (school referenda in all likelihood).
Cool news for Garfield Park.
Big Lug is set to take over the location of the now closed Garfield Brewing. IBJ post.
Yes, I’ll miss the Garfield Brewing cozy vibe, but it’s good to know a quality hospitality group like Sahm’s will take over.
Garfield, things are still on the up!
This Week’s Deal Picks
Hand-picked deals either on the market, coming soon, or off-market in Indianapolis!
Garfield Park Pre-Market Listing!
Come live near the new brewery opening!
Pre-listing status!
Asking $209,900
2 beds, 1 bath, 1 car garage
Why I Like This Deal → Located in excellent walkable neighborhood near all the shops & restaurants on Shelby St. in Garfield Park; Great first home potential w/ lower monthly payment!
Pleasant Run Turnkey Duplex!
Fully updated & leased sides for $1675 & 1625
2 bed, 2 bath units
Asking $399,900
Why I Like This Deal → Admittedly more of an appreciation play but with turnkey finishes & new systems (electrical, sump pumps, appliances) it makes for a streamlined & easy investment duplex in a Class B area.
Off-Market Fixer Upper in NORA!
Price $175,000
ARV: $315-320,000
Why I Like This Deal → It does need a lot — some foundation work, HVAC, windows, floors leveled, kitchen, bathrooms — however, it is located in a class A quiet neighborhood in one of Indy’s best areas. There is a lot of neat 70’s charm preserved, and outside of certain capex the renovation is mostly cosmetic.
Reach out for more info.
MTR Leased for $2400 / mo — Off-Market!
2 bedroom 1 bathroom 1,532 sqft
Asking $239,900
Renovated in 2018
Basement is CLEAN. Water softener, hvac, water heater, electrical all in great shape.
Garage has dual doors (front and back opening) and backyard is fenced.
Rented on furnished finders for 2400/mo until May 1.
Why I Like This Deal → Clearly works as a great rental but ultimately works best as a first home for someone in the SoBro!
9-Unit Apartment Building in Broad Ripple
9 unit multifamily apartment in Meridian-Kessler
Asking $1.2M
Currently producing $7800 / mo (2 vacancies), gross rental income fully occupied at $9800 / mo
NOI $69,6700 (pro forma, at current rents)
Stabilized value post-renovation → $1.7M @ $95,000 NOI
For more information, reach out.
STR play, 2-bed home near Lucas Oil - or higher end rental
2 bed, 2.5 ba single family home
Previously rented for $2300, long-term
AirDna Airbnb Projections ~$3250-3500 / month
Why I Like This Deal → Higher end finishes, tasteful design, low overhead & capital expenditure, quick path to cash flow, close to all the action downtown.
Asking $265,000
House-Hackable on Old Southside
Each side is 2 bed, 1 baths, and fully turnkey & renovated!
Located minutes from Lucas Oil & downtown Indy
Asking $325,000
Why I Like This Deal → Location, location, location! This would be the perfect house for someone to house hack, live in one side, and airbnb the other (~$2300 /mo revenue projection) or long term rent ($1400 rent rate); both sides vacant and ready to deploy!
We help sellers sell with maximum exposure both on & off-market.
If you have an off-market deal you want featured to our 3000+ email list please respond: [email protected].
If you just want more info on where the market is at and what you’re property could sell for reach out!
New Podcast Drop!
Ryan Boyd came on the pod recently and dropped some heat!
Ryan has been a huge mentor to me, really showing me the ropes of what it looks like to be an investor agent early on my real estate career.
What Ryan does is impressive — He can be your Agent, your Contractor, and your Lender — oftentimes he is, all in the same deal. How he has been able to vertically integrate his business and offer value on all sides of the transaction is inspiring.
check it out!
The Roots Podcast is the place to get informed, educated, and plugged into the Indianapolis real estate community. Planting Roots. Building Wealth through RE. We interview some of Indy’s top entrepreneurs from home-builders, to apartment owners, to realtors on the grind.
Consider Pressing Subscribe on the Podcast! It’s a simple way to support what we do and get plugged in. It takes 30 seconds…
Come Meet With Us!
Upcoming Events
Summer Real Estate Masterclass — Panelists TBD (make a suggestion?!) Find details here!
April Coffee & Connect with Keynote Speaker Josh Wagner, co-founder of Emberbloom Coaching & Consulting. Wednesday, April 15th 7:30-9am. Find details here!
Indy Street Sweep. Our way of giving back to the neighborhoods we invest in. Being Rooted in Community means showing up — bags, gloves, and commitment. We are inviting folks to come out to clean up our neighborhood parks on July 7th, 2026. Find details here!
I’m now offering a paid version of this newsletter. It has some pretty neat perks and more ability to interact with our local investor community (group-chat is live!). Check out perks, it’s also a way to support this publication I put considerable time into.
Thanks for the read!
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