Opinions on Brookside and Riverside

[Kathleen Licas]

Hi Everyone, I'm an investor looking to invest in the Indianapolis market.

I am looking at some properties in Brookside (south of Brookside Park, between Rural and Sherman). I know the surrounding areas have been gentrifying (Windsor Park, Springdale, St. Clair, Little Flower), and you've got Paramount Brookside in the area, so I see the opportunity for appreciation in the area. I have read on some older threads that the Brookside still is a pretty rough area and that there are a lot of break-ins, but the break-ins seem to only happen when the properties are vacant. Are break-ins still common when the properties are occupied? Does anyone have any recent opinions about the area?

What do folks think about Riverside? I am interested in properties in that area too due to 16 Tech and other development going on.

Thank you!

[Jaron Walling]

I live just east of Brookside Park. Been riding my bike through the area and playing disc golf in the park for about 3 years now. It's a good location course. 

Yes - it has crime. No - it's not as bad as people believe. 

If you're looking at anything west of Rural and north of 10th St. good luck. Prices have skyrocketed already and I really only see high dollar flips. Like $300K+ which is mind blowing because like @Mike D'Arrigomentioned there are much safer neighborhoods with equally nice properties. I watched the house at 2601 Brookside Pkwy S Dr (beautiful house and amazing tree) sit, and sit, and sit, and finally sell for like $400K! That investor took a risk and it paid off. 

The only appeal I see is the proximity to Mass Ave and downtown. Between Rural and Sherman it's way less expensive, a bit more crime, but it's prime for growth. I've looked at properties all through there. I haven't found any that really worked as cash-flowing rental or something was weird with the layout, etc. Good luck and keep searching!