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915 Orchard St
Indianapolis, IN 46203 · Fourplex
- Price per
- $100
- (projected)
- 3.67%
- Independent
- $612,000
- Minimum
- $100
Fully funded. Shares can trade between investors during Liquidity Windows.
Projected figures are estimates and are not guaranteed. Investing involves risk, including loss of principal. Read the offering circular before investing.
The property
Brick fourplex in Fountain Square, walkable to the Cultural Trail. Higher income, older building, active turnover.
- Bedrooms
- 8
- Bathrooms
- 4
- Square feet
- 3,600
- Year built
- 1948
- Units
- 4
- Occupancy
- 75.0%
- Owner
- Cavisa Series 915-ORCHARD-ST LLC
- Debt
- None
Financials
- Gross yield
- 9.57%
- Cap rate
- 5.13%
- Net yield
- 3.67%
- Cash-on-cash
- 3.67%
| Gross rent (annual) | $58,560 |
|---|---|
| Vacancy allowance (5.0%) | ($2,928) |
| Property taxes | ($6,800) |
| Insurance | ($3,100) |
| Maintenance & repairs | ($6,400) |
| Owner-paid utilities | ($2,900) |
| Other (HOA, admin) | ($600) |
| Property management (~8.0%, pass-through) | ($4,451) |
| Net operating income | $31,381 |
| Reserve contribution (5.0% of rent) | ($2,782) |
| Asset management fee (1.0% of value) | ($6,120) |
| Projected distributions (annual) | $22,480 |
Rent roll
| Unit | Beds/Baths | Rent / mo | Status | Lease ends |
|---|---|---|---|---|
| 1A | 2 / 1 | $1,225 | Leased | 2027-02-28 |
| 1B | 2 / 1 | $1,195 | Leased | 2026-11-30 |
| 2A | 2 / 1 | $1,250 | Vacant | — |
| 2B | 2 / 1 | $1,210 | Leased | 2027-06-30 |
Read the documents
D1 · Independent appraisal
Subject property D1.1
915 Orchard St, Indianapolis, IN 46203. fourplex, 8 bedrooms, 4 baths, 3,600 sq ft, built 1948. Brick fourplex in Fountain Square, walkable to the Cultural Trail. Higher income, older building, active turnover.
Comparable sales D1.2
- Comp: 1022 Prospect St (4-unit) | $625,000 | 2026-04-11 | 3,700 sq ft | Renovated, fully leased - Comp: 740 Shelby St (4-unit) | $589,000 | 2026-06-30 | 3,500 sq ft | Similar age and condition - Comp: 1203 Hosbrook St (4-unit) | $640,000 | 2026-08-19 | 3,820 sq ft | Updated plumbing
Income approach D1.3
Market rent is estimated at $4,880 per month across 4 units, consistent with the current rent roll.
Reconciliation D1.4
The sales comparison approach is given the most weight. Final opinion of market value: $612,000, as of the effective date of this report.
D2 · Property inspection report
Roof D2.1
Roof covering is approximately 7 years old. No immediate concerns.
HVAC D2.2
Primary heating and cooling equipment is approximately 18 years old. Budget for replacement in the next few years.
Plumbing and electrical D2.3
Older supply lines and a mix of wiring types were observed; a licensed contractor should evaluate.
Notable findings D2.4
Galvanized supply lines remain in units 2A/2B; replacement estimated at $14,000. Unit 2A under renovation.
D3 · Lease summary
Current leases D3.1
- 1A: 2 bed / 1 bath, $1,225 per month, lease ends 2027-02-28 - 1B: 2 bed / 1 bath, $1,195 per month, lease ends 2026-11-30 - 2A: 2 bed / 1 bath, $1,250 per month, vacant — being prepared for a new tenant - 2B: 2 bed / 1 bath, $1,210 per month, lease ends 2027-06-30
Terms D3.2
Leases are 12 months with a security deposit equal to one month's rent. Tenants pay electricity; the owner pays water and trash. Pets are allowed with a deposit.
D4 · Offering circular (summary)
The offering D4.1
Cavisa Series 915-ORCHARD-ST LLC is offering membership interests ("shares") in a single property, 915 Orchard St, Indianapolis, IN. Shares are priced at $100 each. The offering is made under Regulation A, Tier 2. Funds are held in escrow by the broker-dealer until the offering closes.
Use of proceeds D4.2
Proceeds acquire the property free of any mortgage, fund a reserve equal to 1% of the purchase price, and pay a 2.5% sourcing fee to the lister at closing.
Distributions D4.3
Net rental income is distributed monthly to shareholders of record after operating expenses, a reserve contribution of 5% of rent, and a 1% annual asset management fee. Distributions are not guaranteed and may be reduced or suspended.
Liquidity D4.4
Shares may be offered for sale to other investors only during scheduled Liquidity Windows, through a registered alternative trading system, at prices within a band around an approved reference price. There is no guarantee that a buyer will be found.
Risk factors D4.5
You could lose some or all of your investment. Property values can fall. Vacancies, repairs, insurance costs and property tax increases reduce income. Galvanized supply lines remain in units 2A/2B; replacement estimated at $14,000. Unit 2A under renovation. AI-generated estimates may be inaccurate.
Taxes D4.6
Each shareholder receives a Schedule K-1 annually, typically by March 15.
AI insights
Underwriting
AI estimates are inputs, not prices. The independent appraisal and a two-person review set the reference price.
915 Orchard St, Indianapolis, IN is a rental home in the Indianapolis area, independently appraised at $612,000. After expenses, reserves and fees, the projected net yield is 3.7% a year, paid monthly. The biggest risk is condition: it was built in 1948, so repairs may cut into income. Values can fall, and selling depends on finding a buyer during a window.
Strengths
- Independent appraisal on file
- Rent roll shows room to grow occupancy
Concerns
- Built in 1948; older systems need upkeep
- Shares sell only during quarterly windows
Sources:F
Generated by Cavisa mock model (no API key set) · Unreviewed · Not a guarantee or investment advice.
Valuation range
Weighted two-thirds to the latest independent appraisal and one-third to the average of the comparable sales on file.
| Address | Sold | Sq ft |
|---|---|---|
| 1022 Prospect St (4-unit)Renovated, fully leased | $625,0002026-04-11 | 3,700 |
| 740 Shelby St (4-unit)Similar age and condition | $589,0002026-06-30 | 3,500 |
| 1203 Hosbrook St (4-unit)Updated plumbing | $640,0002026-08-19 | 3,820 |
Sources:FD1.2
Generated by Cavisa mock model (no API key set) · Unreviewed · Not a guarantee or investment advice.
Value forecast · projected · shaded area is the
| Horizon | Low | Central | High |
|---|---|---|---|
| 1 yr | -0.9% | 2.9% | 6.7% |
| 3 yr | 1.6% | 9.0% | 16.3% |
| 5 yr | 5.2% | 15.4% | 25.5% |
- Home prices in the Indianapolis area grow near their recent pace of about 2.9% a year.
- Rents keep pace with inflation and the property stays mostly leased.
- No major repairs beyond what the reserve fund covers.
Sources:F
Generated by Cavisa mock model (no API key set) · Unreviewed · Not a guarantee or investment advice.
- Market42
Local price growth and a 5.1% cap rate set how exposed value is to a slowdown.
- Tenant48
At least one unit is vacant, so income depends on re-leasing.
- Condition80
Built in 1948. Older systems mean more repair risk; see the inspection.
- Liquidity46
Shares can only be sold during quarterly windows, and only if a buyer matches.
- Leverage10
The property LLC carries no mortgage, so there is no lender ahead of investors.
Scores run 0 (lowest risk) to 100 (highest).
Generated by Cavisa mock model (no API key set) · Unreviewed · Not a guarantee or investment advice.
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