Indiana Distressed Real Estate Digest – Issue #2 Market Sizzles & Zombie Properties
Indiana Distressed Real Estate Digest –
Issue #2 Market Sizzles & Zombie Properties Alert!
Indiana Distressed Real Estate Digest
Your Pro for Turning Tough Sales into Fast Wins
Monday, March 24, 2025 | Issue #2
Hey Indy Distress Daredevils, Investors, & Indiana Realtors,
Rev those engines—your Indiana Distressed Real Estate Digest is back to light up your Monday, March 24, 2025! I’m Jack, and we’re racing through the Greater Indy distressed scene, powered by our sponsor, RealEstatePawnShop.com. I hope someone took advantage of the 10 free distressed leads from last week. hmmm.
Last week, we kicked off with a Speedway spotlight and some hot distressed deals—now, let’s check the rearview, rev up with this week’s market heat, and dig into zombie properties and vacant inventory. Buckle up, because this ride’s about to get wild!
Did Last Week’s Forecast Hold Up?
In Issue #1, we roared out with Indy’s distressed pulse: a 0.3% foreclosure rate (~900 homes), a 1.8% price climb, and deals that needed sharp eyes to spot. We zoomed into Speedway, where job cuts and neglected homes (800–1,200 sq ft) were priced at $75K–$100K with ARVs of $150K–$180K. Research suggests that snapshot was spot-on—those market stats held steady, and the distressed opportunities we flagged were ripe for the taking. Our Fishers couple’s 10-day iBuyer sale? That kind of speed was real, setting the stage for more fast wins!
Last Week’s Market: Steady & Ready (March 10-16, 2025)
Last week, Indy’s real estate track was a steady beast. The foreclosure rate sat at 0.3%, with about 900 homes in distress—low but enough to keep the pressure on, especially with 36% of Hoosiers late on credit card debt. Prices climbed a solid 1.8%, keeping sellers in the lead, while the median home price held at $255,000, and homes sold in 43 days. Distressed deals were scarce but out there, perfect for sharp-eyed runners like you—whether you’re a homeowner needing out or an investor hunting for a flip. It was a market primed for action, and we were just getting started!
This Week’s Market: Indy’s On Fire! (March 17-23, 2025)
Hold onto your seats—Indy’s real estate scene is sizzling this week! The median price is still $255,000, reflecting that 48% surge since 2020, and homes are flying off in 43 days. Johnson County’s pending sales just jumped 27%, adding fuel to the fire, while a sales uptick of 3.1% from January 2025 shows buyers are still scrambling. It’s a runner’s market, folks—sellers are winning, spring buying season’s warming up fast, and opportunities are hotter than ever!
Indiana Distressed Properties: The Heat’s On!
Let’s zoom in on Indiana’s distressed properties—they’re screaming for action! We’ve got 20-30 distressed homes in play this week, matching that 0.3% foreclosure rate across Indy. Financial stress is crushing owners—36% of Hoosiers are late on credit card debt, with payments doubled to $2,200, pushing folks to the edge. Divorce is splitting couples in Fishers, forcing quick sales to divide assets. Job relocations are driving owners to offload fast, especially in Speedway, where layoffs hit hard. Estate sales are popping up as heirs unload inherited homes, often as-is, and empty nesters in Carmel are downsizing due to high costs or health woes. Vacant homes across Marion County? They’re sitting ducks—neglected, tax-troubled, and ready for a deal. This is your chance to turn distress into a win!
Homeowner Distress, Zombie Properties & Vacant Inventory
Let’s peel back the hood on Indy’s distressed underbelly! Homeowners are feeling the squeeze—delinquent tax activity is a red flag, with properties facing tax sales if unpaid after 30 days (per Indiana Code § 6-1.1-37-10). Penalties stack fast: 5% within 30 days, 10% after, plus 10% on unpaid installments, pushing owners toward tax auctions where liens are sold to the highest bidder. Some Indy homeowners are upside-down—owing more on their mortgage than their home’s worth, especially in areas hit by past housing slumps. Bored investors are circling, like those we saw in Issue #1, snatching tax liens for cheap (sometimes $500 minimum bids at Marion County surplus auctions) but often dumping properties if the ROI doesn’t spark joy. Zombie properties—vacant homes stuck in foreclosure limbo—are haunting neighborhoods, draining resources with no tax revenue in return. In Lake County, 92% of tax liens didn’t sell from 2009-2014, leaving over 10,000 likely abandoned properties cycling through the system yearly. Indy’s vacant property inventory? It’s a mixed bag—thousands sit empty, especially in declining areas, with Marion County surplus auctions offering a steady stream of tax-delinquent gems. Investors, this is your green light to hunt; homeowners, let’s get you out fast!
MLS Distress Hunt: Spot As-Is & TLS Gems!
Realtors, let’s hit the MLS for some distressed gold! Look for “as-is” in listing descriptions—these are homes where sellers won’t fix a thing, often signaling distress like structural damage or financial strain. Filter for “distressed status” (pre-foreclosure, foreclosure, short sales) to catch Indy’s 20-30 distressed homes this week. Check the true listing status (TLS): active listings over 90 days mean desperate sellers—perfect for negotiation. Expired or withdrawn listings? They’re distress beacons—sellers might be tapped out, ready to deal low. Set MLS alerts for new “as-is” or distressed listings to grab ‘em fast. Investors, team up with me to access these gems—I’ll connect you to deals that close quick!
Next Lap: Hendricks County Heat!
Get ready to shift gears—next Monday’s Issue #3 is roaring into Hendricks County, where the distressed scene is heating up fast! This Indy suburb’s seeing a surge in pre-foreclosures as financial stress bites—think homeowners stretched thin by $2,200 payments and 36% credit card delinquency. Brownsburg and Avon are hotspots, with vacant properties piling up and tax-delinquent homes hitting the market. Investors, expect flips with ARVs pushing $250K; homeowners, we’ll show you how to cash out quick. Plus, we’ll unpack a killer strategy to outsmart the competition in this 43-day sales sprint. You won’t want to miss this—it’s a turbo-charged lap that’ll leave you hungry for more!
Your Pro for Turning Tough Sales into Fast Wins
I have a list of 18 Zombie Properties from Marion, Johnson and Hancock Counties. First one to email me gets skipped traced data on them.
Jack T. Crenshaw
Realtor
License #RB25000155
Key Realty
317-341-2474
