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DuplexLTRMTRSTRBRRRRFlip

1910 N Oxford St, Indianapolis, IN, 46218

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property type
Duplex
list price
$135,000
cap rate
8.3%
cash-on-cash return
4.9%

Condition Notes

Unit B was fully updated in 2023 and has the extra bedroom. The roof was replaced in early 2026. Unit A is occupied by a long-term tenant, so I budgeted a standard refresh for when it turns over. I'm glad to go take a look in person or record a video walkthrough before you decide, just let me know.

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Strategy Comparison

Offer $124,000. Works as a leveraged long-term rental; thin at the $135,000 list price.

LTR - stabilized rents (leveraged)

Cash Flow Monthly$266
Cap Rate8.3%
Cash-on-Cash Return6.5%
OutlookGOOD
Cash Flow Annual At Offer$3,848
Cash Flow Monthly At Offer$321
At Asking vs. at a $124,000 Offer
At AskingAt OfferCash Invested$49,300$46,220Annualized Return6.5%8.3%

LTR - hold as-is at today's rents (leveraged)

Cash Flow Monthly$115
Cap Rate6.9%
Cash-on-Cash Return3.5%
OutlookMODERATE
Cash Flow Annual At Offer$2,036
Cash Flow Monthly At Offer$170
At Asking vs. at a $124,000 Offer
At AskingAt OfferCash Invested$39,800$36,720Annualized Return3.5%5.5%

MTR - furnished monthly (leveraged)

Cash Flow Monthly$127
Cap Rate6.9%
Cash-on-Cash Return2.8%
OutlookMARGINAL
Confidence NoteModeled at 1.5x LTR rent, 80% occupancy. No local furnished-rental comps were found for units this size.
At Asking vs. at a $124,000 Offer
At AskingAt OfferCash Invested$55,300$52,220Annualized Return2.8%4.2%

STR - nightly (leveraged)

Cash Flow Monthly$415
Cap Rate6.2%
Cash-on-Cash Return7.6%
OutlookMODERATE (low confidence)
Confidence NoteNightly rates are scaled from long-term rents (about $85-$95/night at 55% occupancy). No neighborhood data found for 600-700 sf Near Eastside units; citywide average is $155/night at 54% occupancy. Verify before relying on it.
At Asking vs. at a $124,000 Offer
At AskingAt OfferCash Invested$65,300$62,220Annualized Return7.6%9.1%

BRRRR - cash purchase, refinance at 75% of ARV

Cash Flow Monthly$241
Cap Rate8.3%
Cash-on-Cash Return5.8%
OutlookMODERATE
At Asking vs. at a $124,000 Offer
At AskingAt OfferCash Invested$50,018$38,798Annualized Return5.8%7.5%

Flip - cash

Net Profit-$22,878
ROI-15.1%
Annualized Return-45.3%
Cash Invested$151,678
Hold Period4 mo
OutlookNOT RECOMMENDED
At Asking vs. at a $124,000 Offer
At AskingAt OfferNet Profit-$22,878-$11,658ROI-15.1%-8.3%Cash Invested$151,678$140,458Annualized Return-45.3%-24.9%

Flip - hard money

Net Profit-$31,080
ROI-115.6%
Annualized Return-346.9%
Cash Invested$26,880
Hold Period4 mo
OutlookNOT RECOMMENDED
At Asking vs. at a $124,000 Offer
At AskingAt OfferNet Profit-$31,080-$19,250ROI-115.6%-77.2%Cash Invested$26,880$24,950Annualized Return-346.9%-231.5%
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Comps

Sale Comps

AddressSqftSold DateBeds BathsSold Price
1931 N Oxford St, Indianapolis, IN 46218616 per unit2026-05-012 units, 1/1 each$130,000
1917 Houston St, Indianapolis, IN 46218n/a2026-06-30Duplex, 2 units$145,000
2909-2911 E Brookside Ave, Indianapolis, IN 46218n/a2026-06-122 units, 1/1 each$135,000
1921 Houston St, Indianapolis, IN 46218912 total2026-08-172 units, 1/1 each$129,000

Rent Comps

AddressSqftBeds BathsMonthly Rent
1931 N Oxford St, Indianapolis, IN 462186161/1$875
1921 Houston St, Indianapolis, IN 46218—1/1$800
1917 Houston St, Indianapolis, IN 46218—1/1$850
2821 Oxford Ln Unit 1, Indianapolis, IN 462186401/1$825
2346 Coyner Ave, Indianapolis, IN 462181,0952/1$950
5915 E 24th St, Indianapolis, IN 462188162/1$950
2020 Adams St, Indianapolis, IN 462181,7502/1$949
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The Numbers

Deal Terms
Purchase Price
$135,000
Down Payment
20%
Interest Rate
7.5%
Loan Term
30 yrs
Closing Costs
$4,050
Repair Budget
$11,500
Monthly Rent
$1,800
Annual Property Tax
$3,035
Annual Insurance
$2,000
Monthly HOA
$0
Property Management
10%
Maintenance Reserve
5%
Vacancy Reserve
5%
CapEx Reserve
5%
Projected Performance
Loan Amount
$108,000
Total Cash Invested
$42,550
Monthly P&I
$755
Monthly Operating Exp.
$870
Monthly Cash Flow
$175
Annual Cash Flow
$2,103
Cap Rate
8.3%
Cash-on-Cash Return
4.9%
ARV Estimate
$140,000
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Want to Talk Through This Deal?

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This analysis is for informational purposes only and is not financial, legal or tax advice. The figures are estimates based on current market information and the details available today, and actual results will vary. Please verify all details independently, including with a licensed inspection, before making a purchase decision.