Devon L. Hicks

Devon L. Hicks

As well as being a licensed Realtor, Devon has her Bachelors in Marketing from Missouri State University and utilizes her skills in a variety of ways to educate and advise real estate investors in the Central Indiana region.

Recent posts by Devon L. Hicks

5 min read

3 Misconceptions of Buying an Indianapolis Rental Property "As-Is"

By Devon L. Hicks on Apr 27, 2020 11:00:00 AM

For Indianapolis real estate Investors, there are many factors to consider when analyzing a deal. 

A factor you may or may not have considered, is if a property is being sold as-is. 

At some point, those two little words may have raised a red flag in your brain to run the other way, and understandably so. 

If you're not super familiar with real estate investing, that can certainly seem like a risky move. 

But I'm here to share some insight into these types of deals and hopefully put some of that concern to rest. 

Here are the 3 biggest misconceptions about buying a property "as-is" that many buyers seem to have.

Topics: Real Estate Investing Indianapolis market
5 min read

Indianapolis Real Estate Investing: The 2020 Outlook

By Devon L. Hicks on Mar 2, 2020 11:18:04 AM

As one of the Agents here at T&H Realty, I speak with numerous investors on a weekly basis. 

Most of those conversations go something like this:

“HI, I’m Joe Investor and I’m looking to purchase properties in Indianapolis. I’ve heard it’s a great area to invest, and real estate is much more affordable than where I live. I’m looking for cash flowing properties in good areas that meet or exceed the 1% rule.”

Then, I typically have to be the one to burst their bubble a bit. 

Now don’t get me wrong, Indianapolis certainly is a great place to invest. Our economy is thriving and there doesn’t seem to be an end in sight. 

However, with a thriving, growing economy comes a more popular and competitive real estate market. 

When you decide to invest in real estate, you have to have the proper expectations, and I’m finding that some investors just don’t, and that creates a very frustrating experience all around. 

So, as an Indianapolis investor, here’s what you can expect in 2020.

Topics: Indianapolis market New Landlord
2 min read

Where to Invest in Indianapolis: Zionsville

By Devon L. Hicks on Feb 24, 2020 11:00:00 AM

Just Northwest of Indianapolis lies the quaint, little suburb of Zionsville. 

This affluent community has been around since 1852 and was named for a pioneer by the name of William Zion. 

Zionsville is probably best known for its historic, downtown area which is lined with cobblestone streets and cute, little shops and restaurants. 

As of 2017, the population was reported to be approximately 26,710.

The median household income is $134,743 according to City Data.

MLS data shows that the average sales price of a home this past year was $476,654 and the average rental amount was $1,826.

Topics: Indianapolis market
5 min read

Indianapolis Real Estate Investments: Single-Family vs. Multi-Family

By Devon L. Hicks on Feb 17, 2020 11:00:00 AM

As a current or future Real Estate Investor, you’ve likely given some thought as to what type of rental properties you want to acquire.

The big debate really comes down to 2 main categories, single-family (SFR) vs. multi-family (MFR). 

So, which one is right for you?

Both have their advantages and disadvantages, and similar to most other real estate investing questions, the answer is....

"It really just depends." 

It depends on your investment goals, strategy, and overall end game. 

You’ll find convincing arguments for both SFR and MFR, leaving it up to you to weigh the pros and cons of each to determine what will be the best route for you. 

And that’s just what we hope to help you do as we provide insight into both investment types.

Note: For the purposes of this blog, single-family will refer to single-family, detached homes. We have an entire blog that discusses the pros and cons of investing in condos. 

Topics: Indianapolis market New Landlord
3 min read

Where to Invest in Indianapolis: Beech Grove

By Devon L. Hicks on Feb 3, 2020 11:00:00 AM

Located within the Indianapolis Metropolitan area near the University of Indianapolis, is Beech Grove. 

This city was incorporated in 1906, and was founded as a company town for a railroad repair facility. 

With a total area of 4.39 square miles, this city is small, but offers Investors some great deals. 

As of 2017, the population is estimated to be 14,795. 

According to MLS data, of the 232 homes that were sold in the last year, the median sale price was $125,000. 

Of the 29 homes leased in the last year, the median rental amount was $985.

54% of residents own their homes compared to 46% who rent. 

According to Census.gov, the median household income was $40,741 as of 2018.

Neighborhood Scout reports that most occupations here are sales and office related.

Topics: Indianapolis market
5 min read

How Much Will it Cost to Get My Indianapolis Rental Property Move-In Ready?

By Devon L. Hicks on Jan 20, 2020 11:00:00 AM

We get a lot of questions when it comes to investing in Indianapolis.

One of those questions: “How much will it cost to get my property move-in ready?” is one we receive on a daily basis.

And we get it.

Whether an investor is considering a new purchase that needs work, or whether the investor is faced with turnover costs between Tenants, money -- and how much of it --  is always an important consideration. 

We understand that maintenance costs are some of the most frequent and largest expenses you’ll face as a property owner, and turnover and make-ready are large subsets of that. 

As an Indianapolis Property Management company that handles all of our Clients’ turnovers and make-ready work, you can imagine how many times we get asked about these costs.

In an effort to stick to our core value of “Always Educating and Advising”, we have decided to put together a guide for Investors outlining average costs for some of the most common make-ready expenses that you will encounter.

Note: This list is by no means comprehensive or definitive. There are other costs that may occur and a multitude of factors that can impact the final costs of these items. 

Our goal is to give you a general idea of what you can expect to pay in the Indianapolis market.  

These estimates come from contractors we trust,work with frequently, and have long standing relationships with.

Topics: Maintenance and renovations

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