WEIRD Market, Morse Reservoir 4-Plex, Zionsville Airbnb and more!

WEIRD Market. That is how I am describing the housing market in Indianapolis (and likely the rest of the nation) right now. In one word: Polarized.

I brought receipts too… I pulled 3 graphs for List to Close Days (How long it takes a median home to sell in the market now): Metro Indy, Washington Township, Center SE Township.

In Fountain Square (Center SE Area) the List to close days is averaging 518! Okay, I get it that may be an anomaly due to the winter season but still… Downtown is struggling right now. This tells me:

1. Anyone looking Downtown for a first home, house hack, or investment property has a ton of leverage.

2. Those looking out in the more suburban areas of town are still fighting over scraps… Inventory issue… still!

3. Right now the win, I believe, is to pick off properties struggling to sell in areas that Will bounce back when rates go down. (If you’re an owner occupant, look into a CRA Loan, great loans 100% financed with better rates than typical market value).

4. With that being said, buying a property in a more suburban area of Indianapolis is also not a bad move, you just might hate yourself when you see inventory rebound in May and more options for what you’re looking for…

Like I said.. Market is polarized right now.

Interest rates have a huge role in all of this. The areas that are struggling the most with closed sales / time on market are the areas where investors buy more of (especially in more urban areas).

When rates make their eventual move downwards, these markets will 100% pick up again. Quickly. The problem here is that holding costs have risen tremendously (taxes, insurance, interest) and folks are selling off their investment properties in droves now, leading to higher inventory relative to demand. Indeed, it’s the first time I’m seeing things sell for Less than they did back in 2021-2022.

If you can hold, HOLD! Now is not the time to sell a rental property. Now may be the time to buy, though. Buy low, Sell high — right?

And with that being said, I’m not taking my own medicine. I’m selling off two single family rentals this year. I’m sick of some of the holding costs myself and looking to move into better assets, in better areas. However, I am buying, still. So, to each their own! Just act wisely and with counsel.

I think back to the Warren Buffet truism:

Be greedy when others are fearful. Be fearful when others are greedy. Applies a lot right now.

Where we are going today…

1. This Week’s Deals 🔥

2. Best Content I’ve Consumed This Week 🎙️

3. Upcoming Events 🗓️

The Roots Podcast goes deep into Indianapolis, Real Estate, Investing, Habits and more. If you enjoy this newsletter you will LOVE the pod.

This Week’s Deals

Below you’ll find deals I handpicked from what we have sourced off market and on the MLS.

PS- We have two investors off loading a significant amount of their portfolios of Single-Family and Multifamily properties. If you want the Spreadsheet list of these properties respond, “Portfolio” and I’ll get it to you!

Off-Market 4-Plex on Morse Reservoir 🔥

• 20620 Little Chicago Rd Noblesville, IN

• Airbnb Link

• 4 Units: 5 Bed Airbnb, 2 Bed, 1 Bed w/ Loft, Owner’s Suite

• Includes Boat slips rented as well ($2500 monthly rent)

• Currently pulling in $16.5K / month, potential for $20K+

• Asking $1.5M

• More information

Rare Zionsville Airbnb w/ Pool & Spa 🔥

• Airbnb Link

• Asking $599,000

• Grossed over $110,000 in 2024

• 3 bedroom, 3 full ba, on 2 acres, No HOA

• Hot tub & Pool

Price Reduced! Great first home / rental play 🔥

• 633 S Grand Ave — Irvington area (Zillow Link)

• Now asking $169,000

• Fully Renovated — New sewer, HVAC, windows, roof!

• 2 bedrooms, 1 bath

• Large unfinished basement, 2 car garage

• $1400-1600 Rent Rate, or $2000-2200+ Mid-term rental

• My Listing

Don’t see what you like? Not surprised this is just a sampling to get you educated on what’s out there! Get on Zenlist, our exclusive property search platform!

As always, if you have interest in deals email me ([email protected]) or text / call 317.443.5258. Or set up a time on my Calendly.

The Best Content I’ve Consumed This Week 🎙️

• Diary of a CEO w/ Alex Hormozi: The man that turns $100 into $10K with this Step by Step Formula for growing an Audience from 0 Followers! This was legitimately one of the best podcast episodes I’ve ever listened to — covers how to make content that engages, how to hire A players and minimize C players, how to start any type of business, and more.

• The Roots Podcast Episode 4 w/ Jeremy Tallman CEO of T&H Realty: Scaling to 1300 Doors, the Hard Truth about Property Management. This episode was honestly one of my favorite real estate conversations ever. Jeremy has personally owned hundreds of homes, flips, and long term rentals and his wisdom of Indianapolis real estate is immense.

• Newsletter: Inflation is Taxation without Le

  gislation — This newsletter post by Andreas Mueller opened my eyes to just how much fault the Federal govt has for high interest rates (due to inflation) and how DOGE plays into this all… It’s fascinating. I cannot recommend Andreas’s real estate newsletter enough, it’s phenomenal. I also enjoyed his most recent one — DOGE Spending Cuts May mean 5% Mortgage Rates.

  
  

Upcoming Events 🗓️

• Thursday, March 6th — 5-8pm — Roots Real Estate Masterclass — Topic of Discussion is Property Management Mastery with a panel of 3 property management pros! Find details here!

• Thursday, March 27th — 5-6:30pm — First Time Homeownership Workshop Co-Hosted with Approved Mortgage. Find details here!

THURS, MARCH 6TH:

Masterclass Eventbrite Page 

RSPV by pressing link & registering on Eventbrite!

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…

I give anyone 30 minutes on a call. Book a time to chat and we will delve into your goals!

Tyler’s Website / Book a Call / Learn More…