Fix and flip loans in Indianapolis fund Marion County resale plays where the sponsor has a documented ARV exit — Lawrence Township ranch and bungalow flips to first-time buyers, south Marion County cosmetic SFR, and selective Near Eastside SFR where resale beats BRRRR on the spreadsheet.
For statewide context: fix and flip loans Indiana · hard money Indianapolis.
Two flip lanes in Marion County
Suburban SFR flip (primary). Lawrence Township, Perry Township, and Warren Township ranch stock trades $125K–$175K as-is with $38K–$52K cosmetic rehab and $220K–$265K ARV to owner-occupant buyers. Net spreads $22K–$35K on qualified files.
Near Eastside SFR (selective). Standalone bungalows in Irvington and Garfield Park can flip at $178K–$215K ARV — but duplex stock in Fountain Square usually favors BRRRR over thin resale spread.
Same county, different exit. Your lender should know which lane before quoting leverage.
Indianapolis fix and flip parameters (2026)
| Parameter | Typical range |
|---|---|
| Rates | 8.99%–13.5% interest-only |
| LTC | Up to 90% (85% first-time) |
| Rehab | 100% of documented scope (qualified) |
| Term | 12–18 months |
| Close | 7–10 business days |
| ARV leverage | 70%–75% max |
Model your deal: Fix and flip calculator
Worked example: Lawrence Township ranch flip
Acquisition: $148,000 3/2 ranch — dated kitchen, functional HVAC, clean title. Rehab: $44,000 — kitchen, baths, LVP, paint, landscaping. All-in: $192,000 Fix and flip loan: 89% LTC = $170,880 Timeline: Close 8 business days; 4.5-month rehab and resale. Sale: $248,000 — 8% selling costs ($19,840), $10,200 carry at 10.75% IO → net ~$25,060 spread.
Sponsor cash in: ~$21,120 + reserves
Worked example: Irvington bungalow flip
Acquisition: $118,000 2/1 bungalow — estate sale, knob-and-tube visible. Rehab: $48,000 — panel, HVAC, kitchen, bath, exterior. All-in: $166,000 Fix and flip loan: 87% LTC = $144,420 Timeline: Close 9 business days; 5-month rehab and resale. Sale: $205,000 — 8% costs, $9,400 carry → net ~$16,800 spread.
Flip vs. BRRRR: Same property as hold at $1,350/mo rent and $198K appraisal → DSCR at 72% LTV extracts ~$28K equity — operator choice depends on velocity preference.
Near Eastside — when flip loses to BRRRR
| Factor | Lawrence Township SFR flip | Fountain Square duplex flip |
|---|---|---|
| ARV | $220K–$265K | $205K–$248K |
| Buyer pool | Owner-occupant | Thin — investor-heavy |
| Net spread | $22K–$35K | $8K–$18K |
| Better exit | Flip | BRRRR / DSCR |
Operators who force Near Eastside duplex flips misallocate capital — see Fountain Square spoke for hold thesis.
Marion County flip diligence
- Foundation — clay soils; engineer on pre-1960 stock
- Sewer vs. septic — south Marion County pockets
- Knob-and-tube — budget $8K–$14K panel upgrade
- Property tax reassessment — Marion County assessor post-sale
- Insurance — model $1,600–$2,200/yr on $240K dwelling
- DOM — Lawrence Township sub-$260K listings average 35–55 days in 2026
Draw schedule: typical Marion County SFR
| Draw | Milestone | Release |
|---|---|---|
| Draw 1 | Close + 14 days | 25% — demo, permits |
| Draw 2 | Mechanical rough-in | 35% — HVAC, plumbing, electrical |
| Draw 3 | Drywall + cabinets | 25% — kitchens, baths |
| Draw 4 | Finish | 15% — paint, flooring, punch-list |
$44K rehab typically funds across 75–100 days — model $1,600–$2,100/mo IO carry on $170K loan during rehab.
Programs across the Indianapolis metro
| Program | Use case |
|---|---|
| Fix and flip | Documented resale exit |
| Hard money | Heavier rehab, flexible exit |
| DSCR | Pivot to hold when spread thins |
| Bridge | Light cosmetic, fast resale |
When Indianapolis flip beats Fort Wayne
- Owner-occupant buyer pool depth on $220K–$265K SFR
- Lawrence Township predictable DOM on ranch stock
- Higher absolute ARV supports $25K+ net on cosmetic scope
When you want highest yield-on-cost — Fort Wayne metro basis is lower with comparable percentage spreads.
Neighborhood context
Fix and flip activity clusters in Lawrence Township and Irvington — not core Near Eastside duplex corridors. For BRRRR neighborhoods see Bates-Hendricks, Martindale-Brightwood, and Haughville.
Lawrence Township flip sequencing
Marion County ranch flips follow a speed-to-market playbook distinct from Near Eastside BRRRR:
- Acquire at $155K–$195K as-is on 8.99%–13.5% IO fix-and-flip — 7–10 day close beats conventional buyers on estate inventory.
- Cosmetic rehab $28K–$44K — kitchen, bath, LVP, paint; Lawrence Township DOM favors move-in ready at $220K–$265K ARV.
- Draw schedule tied to inspection milestones — mechanical rough-in before finish draws release.
- Resell in 4–5 months targeting $22K–$32K net on qualified cosmetic scope.
- Pivot to hold via DSCR Indianapolis only when spread thins below $18K net — notify lender before final draw.
Model $1,600–$2,100/mo IO carry on $170K funded during 75–100 day rehab — carry kills thin-margin Lawrence files when ARV comps slip $10K.
Pre-close diligence checklist
- Three Marion County ARV comps within 0.5 miles, post-rehab ranch condition
- Scope locked before LTC — change orders delay draw and extend carry
- Buyer pool evidence — owner-occupant activity on same block in last 12 months
- Insurance quote at $1,600–$2,000/yr on projected $240K ARV if hold pivot is contingency
FAQ
Duplex fix and flip on Near Eastside?
Possible on thin-spread files — most operators choose BRRRR. Confirm resale buyer pool before LTC commitment.
100% rehab funding?
Available on qualified files with experienced sponsor and itemized scope.
Pivot to hold mid-project?
Bridge or DSCR if lease-up replaces resale exit — notify lender before draw changes.
Indianapolis flip portfolio velocity
Experienced sponsors run 2–3 parallel Lawrence Township flips on 8.99%–13.5% IO with 90% LTC — recycling $25K net per deal into down payment for deal four while DSCR holds compound separately.
See Indianapolis neighborhoods guide, fix and flip Indiana, and hard money Indiana.
Indianapolis — submission checklist (2026)
- Model basis near $125K–$175K with investor insurance and tax on the exact parcel — seller owner-occupied bills fail refi sizing.
- Bridge terms: 8.99%–13.5% IO bridge up to 90% LTC with inspection draws. Reserve two to four months IO beyond rehab on Indianapolis scopes.
8.99%–13.5% IO bridge up to 90% LTC with inspection draws on and flip loans indianapolis ($125K–$175K basis) · Programs · Submit scenario · (833) 264-7776.
Pre-Qualify for Indianapolis Fix and Flip · Hard money Indianapolis · (833) 264-7776