Walk to Lucas Oil & Convention Center · 3 Ensuite Suites · Free Parking

THREE BEDROOMS. THREE PRIVATE ENSUITE BATHROOMS. ONE MILE FROM LUCAS OIL STADIUM.

If you have ever brought a group to Indianapolis for a Colts weekend, a band championship, a convention or a college visit, you know the two things that go wrong. Either everyone is scattered across three floors of a hotel block, or you find a house big enough for the group and discover that six adults are sharing one and a half bathrooms on the morning of the event.

This modern Bates-Hendricks home was built to solve exactly that. Every one of the three bedrooms has its own private, full ensuite bathroom. Nobody queues in a hallway. Nobody negotiates for the shower at 7 a.m. Guests tell us, over and over, that it is the single best thing about the house — one group called it "probably the best amenity for our party of six."

FALL IN INDIANAPOLIS

Indianapolis in the fall is a downtown-events town, and this house sits at the edge of it. Lucas Oil Stadium and Gainbridge Fieldhouse are both about a mile out the front door. The Indiana Convention Center is five minutes; Eli Lilly is three. From September through December this corner of the city runs on Colts home games, the Pacers and Fever seasons, the big band championships at Lucas Oil, the downtown marathon, the Convention Center's heaviest trade-show stretch of the year, and a steady flow of families in for campus tours and hospital appointments.

What changes in the fall is the weather, and this house changes with it. The living room has a fireplace and a deep sectional facing a large smart TV — it is genuinely built for the hours after a cold night game, when what you want is everyone in one warm room. The kitchen is full-size and fully stocked, so Sunday breakfast before a one o'clock kickoff happens at the island instead of in a drive-thru line. And the driveway holds four cars, which anyone who has hunted for a downtown garage after an event will recognise as a real luxury.

THE SPACE, ROOM BY ROOM

THE MAIN-FLOOR SUITE — A queen bed, its own private full bathroom, and a 75-inch smart TV. This is the no-stairs option, and it is the room to assign to grandparents, to anyone travelling with a knee, or to whoever is getting up earliest.

THE UPPER SUITE — A king bed, ceiling fan, room-darkening shades, and its own private full bathroom. Quiet, simple, and entirely self-contained.

THE UPPER PRIMARY SUITE — A king bed, a walk-in closet with real room for luggage, a private balcony, and an ensuite bathroom with a double vanity and an oversized walk-in shower with dual rainfall heads. It is the room everyone quietly hopes they get.

THE LIVING ROOM — A deep sectional, a fireplace, a large smart TV, and a sleeper sofa that takes the group to seven. Big windows and a slider to the patio keep it bright during the day and warm at night. This is where the group ends up.

THE KITCHEN — Full-size stainless appliances, a dishwasher, an espresso machine, an electric kettle, a blender, a toaster and a mini fridge. Generous counter and cabinet space means your groceries have somewhere to live, and the island seats four. Cooking basics, dishes, silverware, wine glasses and coffee are stocked. Guests routinely cook full meals here rather than eating out every night, and more than one has said the kitchen made them want to remodel their own.

THE OFFICE — A dedicated workspace with a real desk, a real office chair and fiber internet. If you are in town for a conference and need to take a call or clear a morning of email between sessions, you can do it properly instead of balancing a laptop on the edge of a bed.

THE LAUNDRY — A full-size washer and dryer inside the home, which makes a long convention week or an extended family stay much easier to pack for.

THE ROOFTOP DECK — A private rooftop deck with comfortable seating and open sky. It is a lovely spot on a clear evening and guests have written whole paragraphs about sunsets up there. We will be straight with you: it is at its best from spring through early autumn. On a raw November night it is a quick look at the sky, not the main event.

THE BACKYARD — Genuinely fenced, with grass and room to throw a ball, not a strip of gravel. Up to two dogs are welcome. One honest note that past guests asked us to make clear: there is no interior door from the house to the backyard, so dogs go out the front door and around. It is a small thing, but it is the kind of small thing you want to know before you book rather than after.

THE NEIGHBOURHOOD

Bates-Hendricks is a quiet, residential, steadily rising near-south-side neighbourhood — tree-lined streets, restored houses, and a handful of the best places to eat in the city within a few minutes' drive. Fletcher Place, home of Milktooth and Bluebeard, is three minutes away. Fountain Square, with its live music, craft breweries and eclectic dining, is four. Mass Ave and its galleries, boutiques and bars are about eight. White River State Park, the Indianapolis Zoo and the Eiteljorg are around ten. The Indianapolis Motor Speedway is twenty, and Indianapolis International Airport is fifteen.

THE WALK, HONESTLY

Our listing says a mile to Lucas Oil Stadium, and that is accurate. Here is the fuller truth, because we would rather you book with clear eyes.

In good weather it is a genuinely pleasant walk and a lot of our guests do it — one group told us walking home beat sitting in post-game gridlock by a wide margin. In cold or wet weather, which is most of November, the majority of people drive it in about five minutes or take a short rideshare, and the driveway is waiting for them when they get back. There is also active street construction in the neighbourhood that shifts the walking route from time to time and can make it awkward with a stroller.

So: if you are coming in September for a warm Sunday game, plan on walking. If you are coming in November for a night game or a championship weekend, plan on driving, and treat the walk as a nice option rather than the plan. Either way you are five minutes from the gate.

A FEW OTHER THINGS WE WOULD WANT TO KNOW

The house sits just off I-65, which is exactly why getting anywhere is so fast. It also means a train is occasionally audible late at night. Most guests never mention it; a few have. Quiet hours run from 10 p.m. to 7 a.m., out of respect for a residential street.

WHO THIS HOUSE IS FOR

It is for the group of six or seven that wants to be together without being on top of each other. Families in for a band championship or a drum corps final at Lucas Oil. Colts and Pacers groups who want to park once. Convention teams who need three people to take three separate calls at eight in the morning. Parents and students in for a campus tour. Families in town for an appointment downtown. And dog owners, who are genuinely welcome here rather than tolerated.

WHAT YOU GET

You arrive whenever the event lets you, because check-in is a smart lock and there is no key to collect. You park four cars at the door. You hand everyone their own bedroom and their own bathroom and watch the usual first-night logistics argument simply not happen. You put the fire on. Somebody makes coffee in the morning at an island that seats four. And for the rest of the weekend, the house is the easy part of the trip.

Turn on the fireplace, hand everyone their own bathroom, and let the weekend take care of itself.

Reserve your fall dates.

Security devices: Exterior security cameras at the entrances may record video and audio. There are no cameras of any kind inside the home. A noise-decibel monitor in the living area measures sound levels only — it does not record audio or conversations.

Pets: Dogs only, up to two, registered on your reservation before arrival. They must be housebroken, under your control, and crated if left alone — never unattended. A pet charge applies. Note there is no door from the house into the backyard, so dogs go out the front door and around to the fenced yard.

Quiet hours: 10:00 PM to 7:00 AM. No parties or events, and no commercial photography or filming.

The neighborhood: Bates-Hendricks is quiet and residential, but the house sits immediately off I-65, so a train is occasionally audible late at night. Active street construction nearby can affect the walking route downtown.

Trash: Please consolidate kitchen and bathroom trash into large bags and place them in the outdoor bin beside the driveway.

Cancellation Policy: We follow the policy in place at the time you booked, as shown in your confirmation. If there is any chance you may need to cancel, we recommend travel insurance at checkout. Refunds are not provided outside the booked policy for weather, illness, or travel disruptions.

No Smoking: A strict no-smoking and no-vaping policy applies inside and out, for the benefit of guests with allergies. Any known abuse may result in a substantial fine.

Damage Protection: A damage waiver is included with your cleaning fee and covers accidental damage during your stay. Intentional damage is your responsibility. Please tell us about any damage so we can remedy it for our next guests.

Rental Agreement: A link to our rental agreement will be sent to you to sign before check-in. You may also be asked to verify your identity through a third party using two-factor authentication; we do not store any of your personal data.

Registration: SRP-001030