Once a quiet, overlooked pocket just south of downtown, Bates-Hendricks has exploded into one of Indianapolis’s hottest small-scale investment markets.
With proximity to Fountain Square and downtown, charming historic homes, and an active neighborhood association, this area has become a go-to for BRRRR investors, flippers, and first-time buyers looking for solid returns under $350K.
Here’s why Bates-Hendricks is on every investor’s radar in 2025 — and how to make the most of this fixer-upper-friendly neighborhood.
Bates-Hendricks at a Glance (2025)
Location: Just south of downtown Indianapolis, bordered by Madison Ave, East St, and I-70
Vibe: Historic charm meets new energy
Average home price: ~$295,000 (Redfin, Q3 2025)
Average rent: $1,500/month
Appreciation (past 5 years): +43%
Vacancy rate: ~5% (below city average)
In short: Bates-Hendricks offers downtown proximity, affordable buy-ins, and tons of rehab potential — a rare combo for Indy investors in 2025.
Why Investors Love Bates-Hendricks
1. Affordable Entry + Strong ROI
Homes here are priced well below nearby Fountain Square, but rent and resale numbers are quickly catching up.
Entry prices: $225K–$325K for renovated homes, $160K–$220K for fixer-uppers
Rent potential: $1,400–$1,800/month for 2–3 bedroom homes
Cap rates: 7–9% for turnkey rentals, up to 10%+ for rehabbed BRRRR projects
For investors priced out of Fountain Square or downtown, Bates-Hendricks offers real cash flow with upside appreciation.
2. Ongoing Neighborhood Revitalization
The Bates-Hendricks Neighborhood Association and local developers have been steadily revitalizing the area since the early 2010s.
Recent improvements include:
New sidewalks, parks, and public spaces
Restored historic homes and duplexes
Local businesses like Lincoln Lane Coffee and Two Chicks District Co. (made famous by HGTV’s Good Bones)
That visibility has drawn new homeowners and investors, pushing up both home values and rent demand.
3. Perfect for BRRRR and House Hacking
Bates-Hendricks is ideal for Buy, Rehab, Rent, Refinance, Repeat (BRRRR) investors and house hackers who want to live in one side of a duplex while renting the other.
Typical strategy:
Buy a dated single-family or duplex under $250K
Invest $40K–$60K in updates (kitchen, bath, mechanicals)
Rent for $1,500–$1,800/month
Refinance to pull equity and repeat
The math works because appreciation + rent growth keep equity climbing year over year.
Curious how this compares nearby? Read How to House Hack in Fountain Square to see how investors are applying similar strategies one neighborhood over.
4. Proximity to Downtown & Fountain Square
Bates-Hendricks sits just minutes from Lucas Oil Stadium, Virginia Ave, and the Fountain Square cultural district, giving residents easy access to Indy’s core amenities.
That convenience attracts young professionals, medical workers, and creatives — tenants who value location and walkability but prefer lower rents than downtown.
5. Long-Term Growth Potential
Even after years of steady improvement, Bates-Hendricks still has room to grow.
As Fountain Square prices continue to rise, buyers are naturally migrating south — a classic spillover effect that has driven appreciation in cities nationwide.
With ongoing infrastructure upgrades and increased homeownership, investors who buy now are likely to ride another 3–5 years of steady appreciation.
Property Types You’ll Find in Bates-Hendricks
Type | Typical Price Range (2025) | Investment Potential |
|---|---|---|
Historic Fixer-Uppers | $160K–$250K | Best for BRRRR or flip |
Turnkey Renovations | $275K–$325K | Strong rent + low maintenance |
Small Duplexes | $275K–$350K | Ideal for house hackers |
New Builds (Infill) | $350K–$450K | Great appreciation, low supply |
The neighborhood’s mix of property ages gives investors plenty of flexibility, whether you want to flip, hold, or rent long-term.
Market Snapshot: Bates-Hendricks vs. Nearby Neighborhoods
Neighborhood | Median Price (2025) | Avg Rent | Appreciation (5-Year) | Vibe |
|---|---|---|---|---|
Bates-Hendricks | $295K | $1,500 | +43% | Up-and-coming fixer-upper |
Fountain Square | $385K | $1,750 | +38% | Trendy + artsy |
Garfield Park | $265K | $1,300 | +32% | Affordable + stable |
Downtown Indy | $310K | $1,850 | +29% | Central + modern |
This makes Bates-Hendricks the value buy of the near-downtown submarkets — similar lifestyle and location, lower price per square foot.
Tips for Investing in Bates-Hendricks (2025)
Walk the Blocks – Condition varies street to street. Stick to well-renovated sections near Lincoln St, East St, and Palmer Ave.
Budget for Updates – Many homes are 80–100 years old; plan for roofs, HVAC, or foundations.
Focus on Curb Appeal – Buyers and renters here are drawn to the “HGTV aesthetic” — clean, bright, and modern farmhouse-style finishes.
Screen Tenants Carefully – Demand is strong, but good management ensures long-term returns.
Hold for the Long Game – The best returns in Bates-Hendricks come from 3–7 year holds as the area continues to mature.
Investor ROI Snapshot (2025)
Metric | Range |
|---|---|
Cap Rate | 7–9% |
Cash-on-Cash Return | 8–10% |
Appreciation Rate | 4–6% |
Vacancy Rate | ~5% |
5-Year ROI (Est.) | 35–45% |
These numbers put Bates-Hendricks among Indy’s top-performing neighborhoods for value-add investors.
Investor FAQs: Bates-Hendricks Real Estate
Is Bates-Hendricks still affordable in 2025?
Yes — while prices have risen, it remains far cheaper than nearby Fountain Square or downtown, with similar rental potential.
What kind of properties perform best here?
Updated single-family homes and small duplexes — both appeal to renters and resale buyers.
Can you still flip homes here profitably?
Absolutely. Low acquisition costs and high buyer demand for renovated homes make flipping viable, especially under $325K ARV.
Is Bates-Hendricks good for out-of-state investors?
Yes. Its compact size, strong rent demand, and ongoing growth make it a manageable entry point for remote investors.
Final Thoughts: Indy’s Fixer-Upper Gem with Big Potential
Bates-Hendricks has officially evolved from “underrated” to “can’t-miss.” With strong rent growth, ongoing revitalization, and close proximity to downtown, this southside neighborhood offers the perfect mix of affordability and appreciation potential.
Whether you’re flipping, BRRRRing, or house hacking, Bates-Hendricks gives investors the kind of opportunity that’s getting harder to find elsewhere in Indy.
Once a quiet, overlooked pocket just south of downtown, Bates-Hendricks has exploded into one of Indianapolis’s hottest small-scale investment markets.
With proximity to Fountain Square and downtown, charming historic homes, and an active neighborhood association, this area has become a go-to for BRRRR investors, flippers, and first-time buyers looking for solid returns under $350K.
Here’s why Bates-Hendricks is on every investor’s radar in 2025 — and how to make the most of this fixer-upper-friendly neighborhood.
Bates-Hendricks at a Glance (2025)
Location: Just south of downtown Indianapolis, bordered by Madison Ave, East St, and I-70
Vibe: Historic charm meets new energy
Average home price: ~$295,000 (Redfin, Q3 2025)
Average rent: $1,500/month
Appreciation (past 5 years): +43%
Vacancy rate: ~5% (below city average)
In short: Bates-Hendricks offers downtown proximity, affordable buy-ins, and tons of rehab potential — a rare combo for Indy investors in 2025.
Why Investors Love Bates-Hendricks
1. Affordable Entry + Strong ROI
Homes here are priced well below nearby Fountain Square, but rent and resale numbers are quickly catching up.
Entry prices: $225K–$325K for renovated homes, $160K–$220K for fixer-uppers
Rent potential: $1,400–$1,800/month for 2–3 bedroom homes
Cap rates: 7–9% for turnkey rentals, up to 10%+ for rehabbed BRRRR projects
For investors priced out of Fountain Square or downtown, Bates-Hendricks offers real cash flow with upside appreciation.
2. Ongoing Neighborhood Revitalization
The Bates-Hendricks Neighborhood Association and local developers have been steadily revitalizing the area since the early 2010s.
Recent improvements include:
New sidewalks, parks, and public spaces
Restored historic homes and duplexes
Local businesses like Lincoln Lane Coffee and Two Chicks District Co. (made famous by HGTV’s Good Bones)
That visibility has drawn new homeowners and investors, pushing up both home values and rent demand.
3. Perfect for BRRRR and House Hacking
Bates-Hendricks is ideal for Buy, Rehab, Rent, Refinance, Repeat (BRRRR) investors and house hackers who want to live in one side of a duplex while renting the other.
Typical strategy:
Buy a dated single-family or duplex under $250K
Invest $40K–$60K in updates (kitchen, bath, mechanicals)
Rent for $1,500–$1,800/month
Refinance to pull equity and repeat
The math works because appreciation + rent growth keep equity climbing year over year.
Curious how this compares nearby? Read How to House Hack in Fountain Square to see how investors are applying similar strategies one neighborhood over.
4. Proximity to Downtown & Fountain Square
Bates-Hendricks sits just minutes from Lucas Oil Stadium, Virginia Ave, and the Fountain Square cultural district, giving residents easy access to Indy’s core amenities.
That convenience attracts young professionals, medical workers, and creatives — tenants who value location and walkability but prefer lower rents than downtown.
5. Long-Term Growth Potential
Even after years of steady improvement, Bates-Hendricks still has room to grow.
As Fountain Square prices continue to rise, buyers are naturally migrating south — a classic spillover effect that has driven appreciation in cities nationwide.
With ongoing infrastructure upgrades and increased homeownership, investors who buy now are likely to ride another 3–5 years of steady appreciation.
Property Types You’ll Find in Bates-Hendricks
Type | Typical Price Range (2025) | Investment Potential |
|---|---|---|
Historic Fixer-Uppers | $160K–$250K | Best for BRRRR or flip |
Turnkey Renovations | $275K–$325K | Strong rent + low maintenance |
Small Duplexes | $275K–$350K | Ideal for house hackers |
New Builds (Infill) | $350K–$450K | Great appreciation, low supply |
The neighborhood’s mix of property ages gives investors plenty of flexibility, whether you want to flip, hold, or rent long-term.
Market Snapshot: Bates-Hendricks vs. Nearby Neighborhoods
Neighborhood | Median Price (2025) | Avg Rent | Appreciation (5-Year) | Vibe |
|---|---|---|---|---|
Bates-Hendricks | $295K | $1,500 | +43% | Up-and-coming fixer-upper |
Fountain Square | $385K | $1,750 | +38% | Trendy + artsy |
Garfield Park | $265K | $1,300 | +32% | Affordable + stable |
Downtown Indy | $310K | $1,850 | +29% | Central + modern |
This makes Bates-Hendricks the value buy of the near-downtown submarkets — similar lifestyle and location, lower price per square foot.
Tips for Investing in Bates-Hendricks (2025)
Walk the Blocks – Condition varies street to street. Stick to well-renovated sections near Lincoln St, East St, and Palmer Ave.
Budget for Updates – Many homes are 80–100 years old; plan for roofs, HVAC, or foundations.
Focus on Curb Appeal – Buyers and renters here are drawn to the “HGTV aesthetic” — clean, bright, and modern farmhouse-style finishes.
Screen Tenants Carefully – Demand is strong, but good management ensures long-term returns.
Hold for the Long Game – The best returns in Bates-Hendricks come from 3–7 year holds as the area continues to mature.
Investor ROI Snapshot (2025)
Metric | Range |
|---|---|
Cap Rate | 7–9% |
Cash-on-Cash Return | 8–10% |
Appreciation Rate | 4–6% |
Vacancy Rate | ~5% |
5-Year ROI (Est.) | 35–45% |
These numbers put Bates-Hendricks among Indy’s top-performing neighborhoods for value-add investors.
Investor FAQs: Bates-Hendricks Real Estate
Is Bates-Hendricks still affordable in 2025?
Yes — while prices have risen, it remains far cheaper than nearby Fountain Square or downtown, with similar rental potential.
What kind of properties perform best here?
Updated single-family homes and small duplexes — both appeal to renters and resale buyers.
Can you still flip homes here profitably?
Absolutely. Low acquisition costs and high buyer demand for renovated homes make flipping viable, especially under $325K ARV.
Is Bates-Hendricks good for out-of-state investors?
Yes. Its compact size, strong rent demand, and ongoing growth make it a manageable entry point for remote investors.
Final Thoughts: Indy’s Fixer-Upper Gem with Big Potential
Bates-Hendricks has officially evolved from “underrated” to “can’t-miss.” With strong rent growth, ongoing revitalization, and close proximity to downtown, this southside neighborhood offers the perfect mix of affordability and appreciation potential.
Whether you’re flipping, BRRRRing, or house hacking, Bates-Hendricks gives investors the kind of opportunity that’s getting harder to find elsewhere in Indy.
Once a quiet, overlooked pocket just south of downtown, Bates-Hendricks has exploded into one of Indianapolis’s hottest small-scale investment markets.
With proximity to Fountain Square and downtown, charming historic homes, and an active neighborhood association, this area has become a go-to for BRRRR investors, flippers, and first-time buyers looking for solid returns under $350K.
Here’s why Bates-Hendricks is on every investor’s radar in 2025 — and how to make the most of this fixer-upper-friendly neighborhood.
Bates-Hendricks at a Glance (2025)
Location: Just south of downtown Indianapolis, bordered by Madison Ave, East St, and I-70
Vibe: Historic charm meets new energy
Average home price: ~$295,000 (Redfin, Q3 2025)
Average rent: $1,500/month
Appreciation (past 5 years): +43%
Vacancy rate: ~5% (below city average)
In short: Bates-Hendricks offers downtown proximity, affordable buy-ins, and tons of rehab potential — a rare combo for Indy investors in 2025.
Why Investors Love Bates-Hendricks
1. Affordable Entry + Strong ROI
Homes here are priced well below nearby Fountain Square, but rent and resale numbers are quickly catching up.
Entry prices: $225K–$325K for renovated homes, $160K–$220K for fixer-uppers
Rent potential: $1,400–$1,800/month for 2–3 bedroom homes
Cap rates: 7–9% for turnkey rentals, up to 10%+ for rehabbed BRRRR projects
For investors priced out of Fountain Square or downtown, Bates-Hendricks offers real cash flow with upside appreciation.
2. Ongoing Neighborhood Revitalization
The Bates-Hendricks Neighborhood Association and local developers have been steadily revitalizing the area since the early 2010s.
Recent improvements include:
New sidewalks, parks, and public spaces
Restored historic homes and duplexes
Local businesses like Lincoln Lane Coffee and Two Chicks District Co. (made famous by HGTV’s Good Bones)
That visibility has drawn new homeowners and investors, pushing up both home values and rent demand.
3. Perfect for BRRRR and House Hacking
Bates-Hendricks is ideal for Buy, Rehab, Rent, Refinance, Repeat (BRRRR) investors and house hackers who want to live in one side of a duplex while renting the other.
Typical strategy:
Buy a dated single-family or duplex under $250K
Invest $40K–$60K in updates (kitchen, bath, mechanicals)
Rent for $1,500–$1,800/month
Refinance to pull equity and repeat
The math works because appreciation + rent growth keep equity climbing year over year.
Curious how this compares nearby? Read How to House Hack in Fountain Square to see how investors are applying similar strategies one neighborhood over.
4. Proximity to Downtown & Fountain Square
Bates-Hendricks sits just minutes from Lucas Oil Stadium, Virginia Ave, and the Fountain Square cultural district, giving residents easy access to Indy’s core amenities.
That convenience attracts young professionals, medical workers, and creatives — tenants who value location and walkability but prefer lower rents than downtown.
5. Long-Term Growth Potential
Even after years of steady improvement, Bates-Hendricks still has room to grow.
As Fountain Square prices continue to rise, buyers are naturally migrating south — a classic spillover effect that has driven appreciation in cities nationwide.
With ongoing infrastructure upgrades and increased homeownership, investors who buy now are likely to ride another 3–5 years of steady appreciation.
Property Types You’ll Find in Bates-Hendricks
Type | Typical Price Range (2025) | Investment Potential |
|---|---|---|
Historic Fixer-Uppers | $160K–$250K | Best for BRRRR or flip |
Turnkey Renovations | $275K–$325K | Strong rent + low maintenance |
Small Duplexes | $275K–$350K | Ideal for house hackers |
New Builds (Infill) | $350K–$450K | Great appreciation, low supply |
The neighborhood’s mix of property ages gives investors plenty of flexibility, whether you want to flip, hold, or rent long-term.
Market Snapshot: Bates-Hendricks vs. Nearby Neighborhoods
Neighborhood | Median Price (2025) | Avg Rent | Appreciation (5-Year) | Vibe |
|---|---|---|---|---|
Bates-Hendricks | $295K | $1,500 | +43% | Up-and-coming fixer-upper |
Fountain Square | $385K | $1,750 | +38% | Trendy + artsy |
Garfield Park | $265K | $1,300 | +32% | Affordable + stable |
Downtown Indy | $310K | $1,850 | +29% | Central + modern |
This makes Bates-Hendricks the value buy of the near-downtown submarkets — similar lifestyle and location, lower price per square foot.
Tips for Investing in Bates-Hendricks (2025)
Walk the Blocks – Condition varies street to street. Stick to well-renovated sections near Lincoln St, East St, and Palmer Ave.
Budget for Updates – Many homes are 80–100 years old; plan for roofs, HVAC, or foundations.
Focus on Curb Appeal – Buyers and renters here are drawn to the “HGTV aesthetic” — clean, bright, and modern farmhouse-style finishes.
Screen Tenants Carefully – Demand is strong, but good management ensures long-term returns.
Hold for the Long Game – The best returns in Bates-Hendricks come from 3–7 year holds as the area continues to mature.
Investor ROI Snapshot (2025)
Metric | Range |
|---|---|
Cap Rate | 7–9% |
Cash-on-Cash Return | 8–10% |
Appreciation Rate | 4–6% |
Vacancy Rate | ~5% |
5-Year ROI (Est.) | 35–45% |
These numbers put Bates-Hendricks among Indy’s top-performing neighborhoods for value-add investors.
Investor FAQs: Bates-Hendricks Real Estate
Is Bates-Hendricks still affordable in 2025?
Yes — while prices have risen, it remains far cheaper than nearby Fountain Square or downtown, with similar rental potential.
What kind of properties perform best here?
Updated single-family homes and small duplexes — both appeal to renters and resale buyers.
Can you still flip homes here profitably?
Absolutely. Low acquisition costs and high buyer demand for renovated homes make flipping viable, especially under $325K ARV.
Is Bates-Hendricks good for out-of-state investors?
Yes. Its compact size, strong rent demand, and ongoing growth make it a manageable entry point for remote investors.
Final Thoughts: Indy’s Fixer-Upper Gem with Big Potential
Bates-Hendricks has officially evolved from “underrated” to “can’t-miss.” With strong rent growth, ongoing revitalization, and close proximity to downtown, this southside neighborhood offers the perfect mix of affordability and appreciation potential.
Whether you’re flipping, BRRRRing, or house hacking, Bates-Hendricks gives investors the kind of opportunity that’s getting harder to find elsewhere in Indy.
Once a quiet, overlooked pocket just south of downtown, Bates-Hendricks has exploded into one of Indianapolis’s hottest small-scale investment markets.
With proximity to Fountain Square and downtown, charming historic homes, and an active neighborhood association, this area has become a go-to for BRRRR investors, flippers, and first-time buyers looking for solid returns under $350K.
Here’s why Bates-Hendricks is on every investor’s radar in 2025 — and how to make the most of this fixer-upper-friendly neighborhood.
Bates-Hendricks at a Glance (2025)
Location: Just south of downtown Indianapolis, bordered by Madison Ave, East St, and I-70
Vibe: Historic charm meets new energy
Average home price: ~$295,000 (Redfin, Q3 2025)
Average rent: $1,500/month
Appreciation (past 5 years): +43%
Vacancy rate: ~5% (below city average)
In short: Bates-Hendricks offers downtown proximity, affordable buy-ins, and tons of rehab potential — a rare combo for Indy investors in 2025.
Why Investors Love Bates-Hendricks
1. Affordable Entry + Strong ROI
Homes here are priced well below nearby Fountain Square, but rent and resale numbers are quickly catching up.
Entry prices: $225K–$325K for renovated homes, $160K–$220K for fixer-uppers
Rent potential: $1,400–$1,800/month for 2–3 bedroom homes
Cap rates: 7–9% for turnkey rentals, up to 10%+ for rehabbed BRRRR projects
For investors priced out of Fountain Square or downtown, Bates-Hendricks offers real cash flow with upside appreciation.
2. Ongoing Neighborhood Revitalization
The Bates-Hendricks Neighborhood Association and local developers have been steadily revitalizing the area since the early 2010s.
Recent improvements include:
New sidewalks, parks, and public spaces
Restored historic homes and duplexes
Local businesses like Lincoln Lane Coffee and Two Chicks District Co. (made famous by HGTV’s Good Bones)
That visibility has drawn new homeowners and investors, pushing up both home values and rent demand.
3. Perfect for BRRRR and House Hacking
Bates-Hendricks is ideal for Buy, Rehab, Rent, Refinance, Repeat (BRRRR) investors and house hackers who want to live in one side of a duplex while renting the other.
Typical strategy:
Buy a dated single-family or duplex under $250K
Invest $40K–$60K in updates (kitchen, bath, mechanicals)
Rent for $1,500–$1,800/month
Refinance to pull equity and repeat
The math works because appreciation + rent growth keep equity climbing year over year.
Curious how this compares nearby? Read How to House Hack in Fountain Square to see how investors are applying similar strategies one neighborhood over.
4. Proximity to Downtown & Fountain Square
Bates-Hendricks sits just minutes from Lucas Oil Stadium, Virginia Ave, and the Fountain Square cultural district, giving residents easy access to Indy’s core amenities.
That convenience attracts young professionals, medical workers, and creatives — tenants who value location and walkability but prefer lower rents than downtown.
5. Long-Term Growth Potential
Even after years of steady improvement, Bates-Hendricks still has room to grow.
As Fountain Square prices continue to rise, buyers are naturally migrating south — a classic spillover effect that has driven appreciation in cities nationwide.
With ongoing infrastructure upgrades and increased homeownership, investors who buy now are likely to ride another 3–5 years of steady appreciation.
Property Types You’ll Find in Bates-Hendricks
Type | Typical Price Range (2025) | Investment Potential |
|---|---|---|
Historic Fixer-Uppers | $160K–$250K | Best for BRRRR or flip |
Turnkey Renovations | $275K–$325K | Strong rent + low maintenance |
Small Duplexes | $275K–$350K | Ideal for house hackers |
New Builds (Infill) | $350K–$450K | Great appreciation, low supply |
The neighborhood’s mix of property ages gives investors plenty of flexibility, whether you want to flip, hold, or rent long-term.
Market Snapshot: Bates-Hendricks vs. Nearby Neighborhoods
Neighborhood | Median Price (2025) | Avg Rent | Appreciation (5-Year) | Vibe |
|---|---|---|---|---|
Bates-Hendricks | $295K | $1,500 | +43% | Up-and-coming fixer-upper |
Fountain Square | $385K | $1,750 | +38% | Trendy + artsy |
Garfield Park | $265K | $1,300 | +32% | Affordable + stable |
Downtown Indy | $310K | $1,850 | +29% | Central + modern |
This makes Bates-Hendricks the value buy of the near-downtown submarkets — similar lifestyle and location, lower price per square foot.
Tips for Investing in Bates-Hendricks (2025)
Walk the Blocks – Condition varies street to street. Stick to well-renovated sections near Lincoln St, East St, and Palmer Ave.
Budget for Updates – Many homes are 80–100 years old; plan for roofs, HVAC, or foundations.
Focus on Curb Appeal – Buyers and renters here are drawn to the “HGTV aesthetic” — clean, bright, and modern farmhouse-style finishes.
Screen Tenants Carefully – Demand is strong, but good management ensures long-term returns.
Hold for the Long Game – The best returns in Bates-Hendricks come from 3–7 year holds as the area continues to mature.
Investor ROI Snapshot (2025)
Metric | Range |
|---|---|
Cap Rate | 7–9% |
Cash-on-Cash Return | 8–10% |
Appreciation Rate | 4–6% |
Vacancy Rate | ~5% |
5-Year ROI (Est.) | 35–45% |
These numbers put Bates-Hendricks among Indy’s top-performing neighborhoods for value-add investors.
Investor FAQs: Bates-Hendricks Real Estate
Is Bates-Hendricks still affordable in 2025?
Yes — while prices have risen, it remains far cheaper than nearby Fountain Square or downtown, with similar rental potential.
What kind of properties perform best here?
Updated single-family homes and small duplexes — both appeal to renters and resale buyers.
Can you still flip homes here profitably?
Absolutely. Low acquisition costs and high buyer demand for renovated homes make flipping viable, especially under $325K ARV.
Is Bates-Hendricks good for out-of-state investors?
Yes. Its compact size, strong rent demand, and ongoing growth make it a manageable entry point for remote investors.
Final Thoughts: Indy’s Fixer-Upper Gem with Big Potential
Bates-Hendricks has officially evolved from “underrated” to “can’t-miss.” With strong rent growth, ongoing revitalization, and close proximity to downtown, this southside neighborhood offers the perfect mix of affordability and appreciation potential.
Whether you’re flipping, BRRRRing, or house hacking, Bates-Hendricks gives investors the kind of opportunity that’s getting harder to find elsewhere in Indy.