EXCLUSIVE FIX & FLIP OPPORTUNITY: UNLOCK SUBSTANTIAL PROFITS IN A BOOMING MARKET

🔑 1214 English Ave, Indianapolis IN 46203 — Historic Core • Fountain Square

Price for Investor Buyers: $225,000

After-Rehab Value (ARV): $335,000 (assumes premium cosmetic & systems finish ≈ $310/sq ft)

This is a clean acquisition opportunity—no confusing jargon, cash close, and high potential return.

🏡 Property Highlights

• Built: 1890 — full historic timber frame with original features
• Size: 1,078 ft² | Beds/ Baths: 2 BR / 3 BA (option to reconfigure into 3 minimalist bedrooms)
• Condition: Systems–mechanical and electrical largely verified; cosmetic finishes needed
• Last sale: $165,000 on March 24, 2025, as-is (no renovations) (Redfin)
• Lot: 3,615 ft² historic corner parcel, walkable to restaurants, parks, arts district

Clean title; HOA not applicable; zoning D1 allows single-family or ADU conversion.

📊 Market-Comps Comparison — (Historic Rehabs, +1,000 ft², within ±30-Year Build Era)

• Packs same era bones into a leaner footprint—perfect for luxury‑lite design at ~$310–320/ft².
• $335k ARV places this property in the $300 per-square-foot tier—supported by Hoyt and Noble block comps.

💰 Pro Forma — Plan with $225K Purchase Price

†Includes $5K reserve for unseen historic repair. Totals assume no lender points or buyer-assigned fees.

Even with a prudent rehab plan and conservative comps, investors can expect ~32–34% ROI in under 60 days.

🛠 Renovation + Strategic Scope (≈ $30K Cap)

• Kitchen & Bath: Quartz counters, open shelving, soft-close cabinetry, tile showers, luxury fixtures
• Finish: Refinish hardwood or laminate overlay, LED lighting, modern trim, wiring/hardware upgrades
• Systems: Verify HVAC duct & plumbing safety, code cable circuit patch, smart thermostat, water heater flush
• Curb & Outdoor: Porch refresh, bleeding-edge landscape plan, staging-ready patio; minimal permit needs
• Preserves heritage: No footprint expansion, no structural demo—pure aesthetic transformation on a beloved shell

Realizable with high-quality contractors in Fountain Square ready to move fast.

⚠️ Risks & Mitigations

• ARV Compression: If comps fall ~$200/ft², net profit shrinks toward ~$10K (~5%)
• ‣ Mitigate: Offer conservatively; scale backs on finishes & list at $295K if comps shift
• Historic Unknowns: Foundation, knob-and-tube, plumbing quirks
• ‣ Mitigate: Standby with a 5-business-day inspection period and hold $5K internal contingency
• Extended Hold / Overbuild: Drift past 60 days holding cuts into IRR
• ‣ Mitigate: Rehab-ready contractor before closing; staging/photos synced with listing to minimize time to sale

🔥 Why This Deal Moves Fast

• Bull market pricing: Bigger homes are now retailing $165–180/ft²—this footprint blends vintage charm with premium finishes.
• Clear chain: Straight title transfer; you close and rehab, no litigation or middleman complications.
• Cushioned spread margin: Purchase at $209/ft²; ARV bumped to $310—

enough room for market shifts.

• Buyers love it: Historic vibe, updated systems, designer look—ideal for owner-occupant or flip buyer audience.

📌 Buyer Action Items

✅ Bottom Line

Purchase price $225,000 → Rehab $30,000 → Estimated Retail $335,000 → ~ $88K gross spread (~32% ROI) in under 60 days.

Deliver a high-end flip product in Fountain Square without overpaying. Clean cash/rehab-close structure eliminates ambiguity. Perfect plug-and-play for your buyer who demands real numbers, speed, and predictability.

💬 Interested? Send your proof of funds and let's connect your contractor—or request the full contractor-prepared scope-by-phase pro forma.