2041 N Parker Ave, Indianapolis, IN, 46218
Photos for this property are hosted on the MLS listing.
See Photos on Zillow →Condition Notes
This is the cleanest disclosure of the three properties I looked at this week. The seller reports no foundation problems, no structural issues, no moisture or water problems in the crawlspace, no wind, flood, termite, or rodent damage, and no aluminum wiring. Electrical service is 200-amp and reported not defective, along with the light fixtures, switches, outlets, and smoke alarms. There's no record of additions made without a permit, the property isn't in a flood plain, and there are no zoning violations. No hazardous conditions were disclosed. On mechanicals: the gas furnace is about 10 years old, the water heater about 5, and the central AC about 10 — all reported as not defective, and the roof (also about 10 years old) has no disclosed leaks or damage. The two units share a furnace, AC, and water heater. I only had two exterior photos to work with, both from the same reporting pull — no interior shots were in the materials I received. What I can see shows a well-kept brick bungalow-style duplex with an asphalt shingle roof in decent shape and a tidy covered porch. I'd want interior photos or a walkthrough before finalizing numbers for a client, but nothing in the disclosure raises a flag. I'm glad to go take a look in person or record a video walkthrough before you decide — just let me know.
Strategy Comparison
This one's a straightforward long-term rental hold, not a rehab play — the seller's disclosure is clean, both units are occupied, and updates are already underway. At the full $150,000 asking price with 20% down, it cash flows $144/mo with a 7.56% cap rate — positive, but thin. I'm showing both the leveraged version (the one I'd lead with, since it cash flows) and the all-cash version (better cash-on-cash at 7.56%, but nearly $120,000 more capital tied up). A modest negotiated discount off asking would give this more breathing room.
LTR — leveraged (conventional)
NOI $11,800/yr ($983/mo) against $10,068/yr ($839/mo) in debt service on a $120,000 loan (20% down, 7.5%/30-yr) leaves $1,732/yr ($144/mo) in cash flow — positive, but thin. Cap rate is 7.56% on the full all-in cost; cash-on-cash comes out to 4.8% on the $36,000 needed to close. This is the strategy to lead with since it cash flows, but there isn't much cushion at full asking price.
LTR — all-cash (alternative)
Unlevered — the full NOI ($11,800/yr, $983/mo) is the cash flow. Cash-on-cash equals the 7.56% cap rate. Better return than the leveraged version, but $156,000 tied up instead of $36,000 — keeping this as the alternative, not the lead, since the leveraged version already cash flows positively.
MTR — furnished mid-term rental (whole-unit)
Not ApplicableNo independent demand driver for furnished mid-term stays on this specific unit — small (540 sqft), basic finish, residential near-eastside pocket with no hospital/downtown/corporate-housing draw. Long-term rental is the clear fit.
STR — short-term rental
Not ApplicableNo independent demand driver for short-term/nightly stays on this specific unit — no event or tourism draw in this immediate area, and operating a duplex as two separate short-term units raises practical and neighbor considerations that don't fit this property's profile.
Flip
Not ApplicableNot applicable — this is a turnkey, already-occupied MLS property with a clean disclosure and no rehab scope, not a value-add/flip candidate.
BRRRR
Not ApplicableNot applicable — no rehab/forced-appreciation component to refinance against; this is a straight buy-and-hold at the current list price.
Comps
Rent Comps
In-place rent of $900/unit is the revenue basis used throughout — not a separate estimate. Independent market check shows a general Eastside Indianapolis 1BD range of $716-$893/mo for basic units, with renovated/nicer small units running $1,000-$1,150. $900/unit for a 540 sqft unit mid-renovation reads as reasonable and at-market. MTR/STR are not modeled — no independent demand driver for furnished or short-term stays on this specific unit type and location.
The Numbers
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Happy to walk through the numbers, the strategy, or anything else about this property.
This analysis is provided for informational purposes only and does not constitute financial, legal, or investment advice. All figures are estimates based on available data and independent research at the time of preparation; they are not guaranteed and should be independently verified before making any purchase decision. Consult your own financial, legal, and tax advisors before acting on this information.