16284 Four Wood Way · Indiantown, FL 34956

$35,000

2 bd · 2.0 ba · 1,232 sqft · Condo · 262 Days on market

Built 1987 $28/sqft · 75% above area $1150/mo HOA · 49% of rent ↓ 38% since listing

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home is like walking into a HGTV show A great location near pools and club house, shuffle board, tennis courts, boccie ball court, close to work out area, library, pool table, and much more. This home has been completely refurbished and modernized. New metal roof, new A/C. Inside new flooring, lovely open Kitchen new cabinets, counter tops and bar area, new appliances including gas range. Interior of home gorgeous nicely painted and newly furnishings with accent pieces , recessed lighting. propane generator included. A joyful spacious Florida room furnished to make this a relaxing happy place.

Key facts

• New metal roof
• Great location
• New flooring

Tags

• GREAT LOCATION
• NEW METAL ROOF
• NEW A/C
• NEW FLOORING
• OPEN KITCHEN
• NEW CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $35k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.7% vs local median 11.7% in Indiantown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#829 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Martin (suburban): math 52% / reading 53% proficiency, ranked #24 of 73 in FL (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Warfield Elementary School (math 22% / reading 19%, grade F, #2,094 of 2,144 statewide, top 98%, 686 students, 79% FRL); Indiantown Middle School (math 42% / reading 29%, grade F, #414 of 571 statewide, top 73%, 646 students, 75% FRL); South Fork High School (math 36% / reading 48%, grade F, #275 of 667 statewide, top 42%, 1,810 students, 51% FRL) — zoned schools average 68% FRL vs 41% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 52% district-wide (-20 pts) — the specific schools serving this property underperform the Martin average; the district grade overstates school quality for this exact location.
• Market conditions: 136 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($242 loan paydown + $2k appreciation (6.7% local appreciation)).
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 49% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 6.66% ✓
• Cap rate: 20.66%
• Cash-on-cash: 51.30%
• DSCR: 3.28
• GRM: 1.3

CMA / ARV

• ARV (median comp): $20,000
• List price: $35,000
• Delta: 75.00%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

6.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.5%
• Equity multiple: 4.97×
• Total profit: $38,920
• Equity at exit: $23,459

10-year hold

• IRR: 58.2%
• Equity multiple: 10.67×
• Total profit: $94,793
• Equity at exit: $43,859

Cash invested: $9,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34956

• Home prices YoY: 1.2%
• Active inventory: 136
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $2,330 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$15
• HOA: −$1,150
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $419

Break-even live

Break-even rent $1,800

Max offer price $35,000

Occupancy floor 77%

Sensitivity live

Price	-10% $439	-5% $429	+0% $419	+5% $409	+10% $399
Rent	-10% $235	-5% $327	+0% $419	+5% $511	+10% $603
Rate	-1.0pp $437	-0.5pp $428	base $419	+0.5pp $410	+1.0pp $401

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15817 SW Winter Rd Indiantown, FL	3.0	2.5	1428	$2,300	$1.61	16d	1	0.53mi
15760 SW Hammock Way Indiantown, FL	3.0–4.0	2.0–3.5	1918	$2,420	$1.26	0d	40	1.18mi

HOA detail condo

• Monthly dues: $1,150 · $13,800/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $35,000 Active 262 DOM
2. 2026-06-18
   days on market $35,000 Active 259 DOM
3. 2026-06-17
   days on market $35,000 Active 258 DOM
4. 2026-06-16
   days on market $35,000 Active 257 DOM
5. 2026-06-15
   days on market $35,000 Active 256 DOM
6. 2026-06-14
   days on market $35,000 Active 254 DOM
7. 2026-06-13
   days on market $35,000 Active 253 DOM
8. 2026-06-10
   days on market $35,000 Active 251 DOM
9. 2026-06-09
   days on market $35,000 Active 250 DOM
10. 2026-06-08
    days on market $35,000 Active 249 DOM
11. 2026-06-07
    pricedays on market $35,000 Active 248 DOM
12. 2026-06-03
    days on market $40,000 Active 244 DOM
13. 2026-06-02
    days on market $40,000 Active 243 DOM
14. 2026-06-01
    days on market $40,000 Active 242 DOM
15. 2026-05-31
    days on market $40,000 Active 241 DOM
16. 2026-05-31
    days on market $40,000 Active 240 DOM
17. 2026-05-13
    price $40,000 606-char remark

    Show marketing remark (606 chars)

    This home is like walking into a HGTV show A great location near pools and club house, shuffle board, tennis courts, boccie ball court, close to work out area, library, pool table, and much more. This home has been completely refurbished and modernized. New metal roof, new A/C. Inside new flooring, lovely open Kitchen new cabinets, counter tops and bar area, new appliances including gas range. Interior of home gorgeous nicely painted and newly furnishings with accent pieces , recessed lighting. propane generator included. A joyful spacious Florida room furnished to make this a relaxing happy place.

18. 2025-10-02
    listed $45,000 Active 606-char remark

    Show marketing remark (606 chars)

    This home is like walking into a HGTV show A great location near pools and club house, shuffle board, tennis courts, boccie ball court, close to work out area, library, pool table, and much more. This home has been completely refurbished and modernized. New metal roof, new A/C. Inside new flooring, lovely open Kitchen new cabinets, counter tops and bar area, new appliances including gas range. Interior of home gorgeous nicely painted and newly furnishings with accent pieces , recessed lighting. propane generator included. A joyful spacious Florida room furnished to make this a relaxing happy place.

19. 2025-09-20
    historical
20. 2025-08-14
    price $45,000
21. 2025-03-27
    price $49,000
22. 2025-03-15
    price $55,000
23. 2025-02-14
    listed $64,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $884 · $74/mo
• Projected year-2 tax: $884 · $74/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,961
• − Mortgage interest: −$1,961
• − Property taxes: −$884
• − Insurance: −$175
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − HOA: −$13,800
• − Depreciation: −$1,018
• Taxable income: $5,650
• Est. tax owed @ 24.0%: −$1,356
• After-tax cash flow: $3,672/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Martin
• NCES district ID: 1201290
• Math proficiency: 52% ▼ -14.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $52,482
• Composite: 45.1/100
• National rank: #2690
• State rank: #24 of 73 in FL

Livability — Indiantown

• Score: 59/100
• State rank: #829
• US rank: #20298

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment F Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Indiantown, FL
• Population (ZIP): 9,639

Population outlook (Martin County) Hauer SSP2

• Today (2025): 172,383 people
• By 2030: 180,192 · +4.5%
• By 2040: 194,114 · +12.6%
• By 2050: 204,992 · +18.9%
• By 2075: 229,641 · +33.2%
• By 2100: 232,146 · +34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 49% Black 24% White 24% Two or more races 16% Native American 5% Asian 1%
• Hispanic origin (detail): Mexican 21% Puerto Rican 4% Cuban 1%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 22% · Canada
• Languages at home: 55% English-only · Spanish 42%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+31.1) · D 34.1% · R 65.2%
• 2008→2024 swing: -17.5pp toward R · 2008: -13.6pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+24.6 2016: R+26.9 2012: R+22.9 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.65%
• Current HPI: 561.896
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-37.5% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $40,000 MCRTC
• 2025-10-02 Listed $45,000 MCRTC
• 2025-09-20 Listing Removed — MCRTC
• 2025-08-14 Price Changed $45,000 MCRTC
• 2025-03-27 Price Changed $49,000 MCRTC
• 2025-03-15 Price Changed $55,000 MCRTC
• 2025-02-14 Listed $64,000 MCRTC

Property tax history

+4.1%/yr

Latest (2024): $884 · -1.9% YoY. Source: county tax records.