I've owned the house for few years and have spent a lot of time trying to design an addition to add value to the property, but the current floor plan is really not conducive to realizing a return on that investment (tiny living room, low ceiling basement, poorly placed basement stairs, etc.). 

It has new everything... plumbing, HVAC, metal roof, flooring, bathrooms, kitchens, paint, cedar beams, cedar shutters, vaulted ceilings, landscaping.... everything!

This is because 1/1 are going for up to $1800 and this unit while on the first floor, is still 2/2 with garage included.

My capex budget includes but not limited too: roof 25 life span, floors 10 year life span, appliances and hot water heater 12 year life span, hvac 20 year life span, bath and kitchen remodel 20 year life span, etc.

New flooring , paint, new appliances. 

We also made a bunch of other structural and floor plan changes.

However, THE only bathroom is on the first floor beside the kitchen and back door.

AC units do tend to walk away from vacant C class houses in Indy which is why all of mine are installed on a concrete pad and chained down.

how far did the concrete get down the pipes?

The numbers are not bad but I have no idea what the cost of doing paint, new flooring, bathrooms, kitchens etc.