Invest with Roots

Indianapolis real estate investing, with agents who underwrite every deal.

Roots investor agents stress-test rent, repairs, financing, and exit on every deal before you offer. From your first house hack to a long-term Indy portfolio.

Book a free 15-minute call Get the weekly Deal Sheet

Closings: 534; buyer and seller sides, since 2023
Closed volume: $136M; buyer and seller sides, since 2023
On Google: 4.9; across 81 reviews of Roots and our agents
Deal Sheet subscribers: 3,900+; every week

Why Roots

Indianapolis investor agents, founded by investors.

A regular agent asks what you can afford. An investor agent asks what the property will earn, what it will cost to keep, and how you'll get out. That's the only question Roots starts with.

We own rentals here.Our founders, Tyler Lingle and Max Moore, own Indianapolis rental property, so our numbers come from real leases and repair bills.
We publish our math.The Rental Underwriting Model we run on every deal is free to download.
We see deals first.The Deal Sheet goes to 3,900+ subscribers each week, on market and off.
We teach it.The Roots Podcast and Tyler's Investor Course cover how we buy in Indy.

From the founders

9 units in Meridian-Kessler, built in 1925.

Tyler and Max's latest buy: 4901-4903 Washington Boulevard. Eight of the nine units were rented at purchase. The building needs real capital work, knob-and-tube wiring included, and the plan is to raise net operating income roughly 35-40% through that value add.

9 units
8 rented at purchase
Built 1925
Target NOI +35-40%

Four ways to invest

Indianapolis investment property, by strategy.

Buy-and-hold rentals
Long-term rentals that cash flow.
Single-family homes and two- to four-unit properties you hold for rent and appreciation. We check rent comps, repairs, taxes, and financing before you offer.
Best for
Investors building steady monthly income
First step
A buy box and a lender conversation
Talk to a rental agent
BRRRR and fix and flip
BRRRR and flips in Indianapolis: buy rough, add value.
Buy, rehab, rent, refinance, repeat, or renovate and sell. We scope the rehab, test the after-repair value, and pressure-test the refinance or resale.
Best for
Investors with capital and a contractor plan
First step
Budget, timeline, and target neighborhoods
Talk to a BRRRR agent
House hacking
House hacking in Indianapolis: live in one unit, rent the rest.
Your first investment property with an owner-occupied loan and as little as 3.5% to 5% down. A duplex, a basement unit, or spare bedrooms that offset your mortgage.
Best for
First-time investors
First step
Run the House Hack Calculator
Talk to a house hacking agent More on house hacking in Indianapolis
Out-of-state investing
Own Indianapolis rentals from anywhere.
We handle the local side: sourcing deals, walking properties on video, vetting blocks, and connecting you with property managers, contractors, and lenders.
Best for
Investors in higher-priced markets
First step
A call to set your buy box
Talk to an out-of-state agent

The market

Why investors buy rental property in Indianapolis.

Lower entry prices and rising rents give Indianapolis rentals room to cash flow. Steady job and population growth keep tenant demand up. And with more homes for sale this year, investors have more room to negotiate.

47% vs. 36%: Rent growth, Indianapolis metro vs. the U.S., December 2019 to December 2025Indianapolis47%United States36%Source: Zillow Observed Rent Index
$312K vs. $392K: Median sale price, Indianapolis metro vs. the U.S., first half of 2026Indianapolis$312KUnited States$392KSource: Redfin (January to June 2026 average of monthly medians), via Stacker
2%: Cap on property taxes for rental homes, as a share of assessed value, plus any local referendum leviesSource: Indiana Constitution, Article 10, Section 1

Neighborhoods

The best neighborhoods to invest in Indianapolis depend on your goal.

The best neighborhood depends on your budget, hold period, and management plan.

For cash flow.Lower purchase prices on the west and southeast sides tend to produce stronger rent-to-price ratios.
For appreciation.North-side neighborhoods and Hamilton County (Carmel, Fishers, Noblesville) carry higher prices and thinner cash flow, better suited to long holds.
Watch the exit.The cheapest entry price can be a weak deal. Some low-priced pockets have thin resale demand, which makes a property hard to sell or refinance. We check sale history on every block.
We drive it first.Your agent walks every property and block before you buy.

Browse neighborhood guides

Typical starting values from the Roots Investor's Guide. Your deal's real numbers win.
Assumption	Roots starting value	Scale, 0 to 20 percent
Vacancy	4–6%
Repairs	10–15% of rent
Management	10% of rent
Property taxes	About 2% of assessed value, plus local referendum levies
Insurance	About $1 per sq. ft.
Sewer and water	$100–$150 per unit
Closing costs	1.5–2% of price
CapEx	A monthly reserve from day one

Underwriting

How Roots underwrites Indianapolis rental property.

The goal is positive cash flow with room to spare for surprises. Your agent pressure-tests every assumption before you write an offer.

Income reality.Comparable rents, tenant demand, unit condition, and whether the layout supports the rent target.
Scope risk.Roof, mechanicals, foundation, and old-house issues, priced into the offer.
Financing fit.Conventional, DSCR, and portfolio loans compared with lenders who close investor deals every week.
Plan B.Resale demand, refinance options, and what the property looks like in year ten.

Open the Rental Underwriting Model Get the Investor's Guide

Weekly deals

Off-market and new Indianapolis deals, every week.

The Roots Deal Sheet lands in your inbox weekly, with each property underwritten on today's rents and today's rate. Join 3,900+ subscribers.

Roots Deal SheetLatest issue · October 9, 2026

Roots homes on the market now

The team

An Indianapolis investor agent matched to your strategy.

Tell us what you want to own. We'll pair you with the agent who works that strategy every week.

Meet the full team

Buy-and-hold rentals
9 agents
+6 more
BRRRR and flips
2 agents
- Alisha HernandezOut-of-State Investors · Fix & Flip · BRRRR · Long-Term Rentals
- Trent KiesterRentals & New Development
House hacking
4 agents
+1 more
Out-of-state investing
1 agent
- Alisha HernandezOut-of-State Investors · Fix & Flip · BRRRR · Long-Term Rentals

Resources

Free Indianapolis investor tools.

Start here before your next deal.

See all investor resources

Reviews

What Indianapolis investors say about Roots.

4.9

Across Roots' Google profiles

4.9 stars across 81 Google reviews of Roots and our agents.

Read our Google reviews

What sets Tyler apart is that he genuinely cares about setting you up for long-term success, not just closing a deal. You can tell this is more than a job for him. I'd recommend Tyler and the Roots Realty team to anyone — whether you're buying your first home or looking at investment properties.

Max WeissGoogle review1 of 4

Questions

Indianapolis real estate investing questions.

Book a consultation

Is Indianapolis a good place to invest in real estate?

Yes, for many investors. Indianapolis pairs home prices well under the national median with rents that grew faster than the national average from December 2019 to December 2025. That lets many rentals cash flow from year one. Returns vary block by block, so underwrite each property on its own numbers.

How much money do I need to invest in Indianapolis real estate?

It depends on the loan. A house hack with an owner-occupied loan can start at 3.5% to 5% down. A non-owner-occupied rental usually needs 15% to 25% down. Add closing costs of about 1.5% to 2% of price, plus reserves for repairs and vacancy.

What does an Indianapolis investor agent do differently from a regular agent?

An investor agent underwrites the whole deal. That means rent comps, repair scope, taxes, financing, and exit, checked before you offer. Roots agents also bring lenders, contractors, and property managers who work with investors every week.

Do Roots agents own investment property?

Our founders do. Tyler Lingle and Max Moore own Indianapolis rentals, including a 9-unit building in Meridian-Kessler. Ask your agent about their own investing on the first call.

Does Roots work with new real estate investors?

Yes. Many Roots clients start with a house hack, living in one unit and renting the rest. We'll help you set a buy box, connect you with a lender, and run the numbers on every property you consider.

What Indianapolis investment strategies does Roots help with?

Buy-and-hold rentals, BRRRR, fix and flip, house hacking, short- and mid-term rentals, out-of-state investing, and 1031 exchanges. We'll also help you sell when it's time to exit.

Can Roots help me analyze a rental property?

Yes. Your agent runs every deal through the same Rental Underwriting Model you can download free. It covers income, expenses, cash flow, and cash-on-cash return. Send us a listing and we'll run it with you.

What are the best neighborhoods to invest in Indianapolis?

It depends on your goal. Lower-priced areas on the west and southeast sides tend to favor cash flow. North-side neighborhoods and Hamilton County favor appreciation. Check resale demand on any block before buying, since a low price can mean a hard exit.

What's a realistic cap rate for Indianapolis rentals?

It varies. Cap rates on Indianapolis rentals move with price point, condition, and how the income is underwritten. Lower-priced properties often show higher cap rates but carry more repair and management cost. Compare deals on cash flow after every expense.

What are property taxes on a rental property in Indiana?

Indiana caps property taxes on rental homes at about 2% of assessed value, plus any local referendum levies. Owner-occupied homes are capped at 1%, so the rate changes if you move out of a house hack. Your county assessor sets the assessed value.

Is Indiana a landlord-friendly state?

Indiana is generally considered landlord-friendly. State law blocks local rent control, and eviction for unpaid rent can begin after a 10-day notice. Landlords must return security deposits, with an itemized list of deductions, within 45 days. Confirm details with a landlord-tenant attorney.

Can I invest in Indianapolis real estate from out of state?

Yes. Indiana has no residency rule for owning property. Your Roots agent sources deals, walks properties on video, and connects you with property managers, contractors, and lenders. Many out-of-state clients buy without visiting before closing.

What is the BRRRR method, and does it work in Indianapolis?

BRRRR means buy, rehab, rent, refinance, repeat. It works in Indianapolis when the after-repair value supports a cash-out refinance that returns most of your capital. Lenders often refinance at 70% to 75% of appraised value after a seasoning period, so the purchase and rehab must fit under that number.

How do I find off-market deals in Indianapolis?

Through agents, wholesalers, and direct outreach to owners. The Roots Deal Sheet sends off-market and new listings to 3,900+ subscribers each week, underwritten on current rents and rates. Join free, then talk to an agent about your buy box.

Do I need an LLC to buy investment property in Indiana?

No. Indiana doesn't require one. Conventional loans usually close in your personal name, while DSCR and portfolio lenders often lend to an LLC. Moving a financed property into an LLC later can trigger your loan's due-on-sale clause, so talk to an attorney and CPA first.

Talk to Roots

Tell us what you want to own.

Book a free 15-minute call. A Roots investor agent will pressure-test your strategy, your neighborhoods, and your next deal.

Book a free 15-minute call

Roots agents and investors at a Roots event