Looking for perspective from other Indy landlords/investors/professionals.I have a 2BR unit in Fountain Square that’s been listed since early December and is now around ~70 days on market.We’ve adjusted pricing but conversion has been softer than expectedI understand December–February is slow season, but I’m trying to benchmark:Is 60–90 days on market typical in Fountain Square during winter?

Just be cautious.i would suggest pulling up on a few job sites during the week in like fountain square or any other area where theyre working a lot of rehabs.

No major structural, foundation, or gut renos.Location: Within 5-10 mins of Downtown/Mass Ave/Fountain Square (46203, 46201, 46219, 46208).The "Stress Test" Math (The Non-Negotiables) Before I call it a "Profit," I pull all of this off the top:25% Reserve Bucket: (10% Management + 5% Maintenance + 5% CapEx + 5% Vacancy).Tax Stress: 2.4% of the purchase price (To account for 2027 reassessments/referendums).Utilities: Separate meters preferred.

It's not actually in Fountain Square, technically it's JOHN F HILLS ADD L6 according to my property record..

I have a SFH downtown close to Fountain Square with a large garage in the alleyway that I am considering turning into a small home, it's a new idea so I haven't done much research.

The property is, 323 Fountain St Philadelphia, PA 19128

Fountain square. 

Just a microwave or table top oven.

Quote from @Al Watts: @Jay Hinrichs btw i wish my dad was doing land sales back in the 60's and helping the family get a head start --oh wait he couldn't because he was being sent to the colored folks bathrooms and drinking fountains instead and being denied at the banks... 

I am trying my best to make it nicer than just basic, adding a 7' water fountain in front, pergola, fire pit, maybe green house in back (all very affordable to add), plus plenty of land for horses or other animals that the new owners may wants to have.