16152 SW Five Wood Way · Indiantown, FL 34956

$25,000

2 bd · 2.0 ba · 1,443 sqft · Condo public records · 195 Days on market

Built 1993 $17/sqft · 8% above area Est $23k · 7% over $1200/mo HOA · 52% of rent ↓ 31% 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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• ARV discount +4.5/15.0
• 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

Well maintained 1993 manufactured home comes furnished and move in ready. A very popular open floor plan. Also including a golf cart great for golfers or to ride around community. This home is located near all amenities and mail boxes. large Lani across back of home with spacious back yard. Roof & A/C replaced in 2018 per owner.

Key facts

• Open floor plan
• Near all amenities
• Large lani

Tags

• OPEN FLOOR PLAN
• LARGE LANI
• SPACIOUS BACK YARD
• NEAR ALL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $25k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.6% vs local median 10.9% 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: schools F, amenities F, commute 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.
• Market conditions: 135 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 $2k of equity ($173 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 52% 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 $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 9.30% ✓
• Cap rate: 28.58%
• Cash-on-cash: 79.61%
• DSCR: 4.54
• GRM: 0.9

CMA / ARV

• ARV (median comp): $23,450
• List price: $25,000
• Delta: 6.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 87.8%
• Equity multiple: 6.51×
• Total profit: $38,547
• Equity at exit: $16,756

10-year hold

• IRR: 85.1%
• Equity multiple: 14.08×
• Total profit: $91,544
• Equity at exit: $31,328

Cash invested: $7,000 (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: 135
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $2,326 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$1,200
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $464

Break-even live

Break-even rent $1,738

Max offer price $25,000

Occupancy floor 75%

Sensitivity live

Price	-10% $482	-5% $473	+0% $464	+5% $456	+10% $447
Rent	-10% $281	-5% $373	+0% $464	+5% $556	+10% $648
Rate	-1.0pp $477	-0.5pp $471	base $464	+0.5pp $458	+1.0pp $451

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: $6,250
• Closing costs: $750
• 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	14d	1	0.42mi
15760 SW Hammock Way Indiantown, FL	3.0–4.0	2.0–3.5	1918	$2,420	$1.26	2d	41	1.19mi

HOA detail condo

• Monthly dues: $1,200 · $14,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $25,000 Active 195 DOM
2. 2026-06-17
   days on market $25,000 Active 194 DOM
3. 2026-06-16
   days on market $25,000 Active 193 DOM
4. 2026-06-15
   days on market $25,000 Active 192 DOM
5. 2026-06-14
   days on market $25,000 Active 190 DOM
6. 2026-06-13
   days on market $25,000 Active 189 DOM
7. 2026-06-10
   days on market $25,000 Active 187 DOM
8. 2026-06-09
   days on market $25,000 Active 186 DOM
9. 2026-06-08
   days on market $25,000 Active 185 DOM
10. 2026-06-07
    days on market $25,000 Active 184 DOM
11. 2026-06-03
    days on market $25,000 Active 180 DOM
12. 2026-06-02
    days on market $25,000 Active 179 DOM
13. 2026-06-01
    days on market $25,000 Active 178 DOM
14. 2026-05-31
    days on market $25,000 Active 177 DOM
15. 2026-05-31
    days on market $25,000 Active 176 DOM
16. 2026-05-13
    price $25,000 336-char remark

    Show marketing remark (336 chars)

    Well maintained 1993 manufactured home comes furnished and move in ready. A very popular open floor plan. Also including a golf cart great for golfers or to ride around community. This home is located near all amenities and mail boxes. large Lani across back of home with spacious back yard. Roof & A/C replaced in 2018 per owner.

17. 2025-12-05
    listed $36,000 Active 336-char remark

    Show marketing remark (336 chars)

    Well maintained 1993 manufactured home comes furnished and move in ready. A very popular open floor plan. Also including a golf cart great for golfers or to ride around community. This home is located near all amenities and mail boxes. large Lani across back of home with spacious back yard. Roof & A/C replaced in 2018 per owner.

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

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: $27,907
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$2,233
• − Management: −$2,233
• − HOA: −$14,400
• − Depreciation: −$727
• Taxable income: $6,414
• Est. tax owed @ 24.0%: −$1,539
• After-tax cash flow: $4,034/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

-30.6% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $25,000 MCRTC
• 2025-12-05 Listed $36,000 MCRTC

Property tax history

+9.7%/yr

Latest (2024): $1,654 · +3.1% YoY. Source: county tax records.