16272 Five Wood Way SW · Indiantown, FL 34956

$45,000

2 bd · 2.0 ba · 1,680 sqft · Condo · 180 Days on market

$27/sqft · 92% above area $1200/mo HOA · 51% of rent

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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 unique with large open living room , high hat lighting thru out home, wood laminate flooring that's right no carpeting. Remodeled kitchen with bright white cabinets, stainless steel appliances around a large open island ready for family to cozy around. A great porch to enjoy that Florida weather, and a private patio for those barbeque time. You can have a good night sleep in the spacious master bed room with large en suite and walk in shower. You will enjoy lots of room in custom master closet. Nice size guest bed room with private bath. Accordion hurricane shutters on windows. Comes partially furnished. This home is located in great location in community. Move in and enjoy this lovely 55 plus community with lots of activities and golf course adjacent to community with restaurant & Bar.

Key facts

• Open living room
• Large open island
• Remodeled kitchen

Tags

• OPEN LIVING ROOM
• REMODELED KITCHEN
• LARGE OPEN ISLAND
• PRIVATE PATIO
• ACCORDION HURRICANE SHUTTERS
• GOLF COURSE ADJACENT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $45k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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 $3k of equity ($311 loan paydown + $3k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $40k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 51% 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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: 5.19% ✓
• Cap rate: 14.65%
• Cash-on-cash: 29.85%
• DSCR: 2.33
• GRM: 1.6

CMA / ARV

• ARV (median comp): $23,450
• List price: $45,000
• Delta: 91.90%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 42.4%
• Equity multiple: 3.82×
• Total profit: $35,501
• Equity at exit: $30,161

10-year hold

• IRR: 39.4%
• Equity multiple: 8.14×
• Total profit: $89,965
• Equity at exit: $56,390

Cash invested: $12,600 (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: 1.6×

Monthly cashflow live

• Estimated rent: $2,337 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$78 /mo · $939/yr
• Insurance: −$19
• HOA: −$1,200
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $313

Break-even live

Break-even rent $1,941

Max offer price $45,000

Occupancy floor 82%

Sensitivity live

Price	-10% $339	-5% $326	+0% $313	+5% $301	+10% $288
Rent	-10% $129	-5% $221	+0% $313	+5% $406	+10% $498
Rate	-1.0pp $336	-0.5pp $325	base $313	+0.5pp $302	+1.0pp $290

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: $11,250
• Closing costs: $1,350
• 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	0.54mi
15760 SW Hammock Way Indiantown, FL	3.0–4.0	2.0–3.5	1918	$2,420	$1.26	2d	41	1.24mi

HOA detail condo

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

Listing history 21 events

1. 2026-06-18
   days on market $45,000 Active 180 DOM
2. 2026-06-17
   days on market $45,000 Active 179 DOM
3. 2026-06-16
   days on market $45,000 Active 178 DOM
4. 2026-06-15
   days on market $45,000 Active 177 DOM
5. 2026-06-14
   days on market $45,000 Active 175 DOM
6. 2026-06-13
   days on market $45,000 Active 174 DOM
7. 2026-06-10
   days on market $45,000 Active 172 DOM
8. 2026-06-09
   days on market $45,000 Active 171 DOM
9. 2026-06-08
   days on market $45,000 Active 170 DOM
10. 2026-06-07
    days on market $45,000 Active 169 DOM
11. 2026-06-03
    days on market $45,000 Active 165 DOM
12. 2026-06-02
    days on market $45,000 Active 164 DOM
13. 2026-06-01
    days on market $45,000 Active 163 DOM
14. 2026-05-31
    days on market $45,000 Active 162 DOM
15. 2026-05-31
    days on market $45,000 Active 161 DOM
16. 2026-02-06
    price $45,000 819-char remark

    Show marketing remark (819 chars)

    This home is unique with large open living room , high hat lighting thru out home, wood laminate flooring that's right no carpeting. Remodeled kitchen with bright white cabinets, stainless steel appliances around a large open island ready for family to cozy around. A great porch to enjoy that Florida weather, and a private patio for those barbeque time. You can have a good night sleep in the spacious master bed room with large en suite and walk in shower. You will enjoy lots of room in custom master closet. Nice size guest bed room with private bath. Accordion hurricane shutters on windows. Comes partially furnished. This home is located in great location in community. Move in and enjoy this lovely 55 plus community with lots of activities and golf course adjacent to community with restaurant & Bar.

17. 2026-02-03
    price $79,900 819-char remark

    Show marketing remark (819 chars)

    This home is unique with large open living room , high hat lighting thru out home, wood laminate flooring that's right no carpeting. Remodeled kitchen with bright white cabinets, stainless steel appliances around a large open island ready for family to cozy around. A great porch to enjoy that Florida weather, and a private patio for those barbeque time. You can have a good night sleep in the spacious master bed room with large en suite and walk in shower. You will enjoy lots of room in custom master closet. Nice size guest bed room with private bath. Accordion hurricane shutters on windows. Comes partially furnished. This home is located in great location in community. Move in and enjoy this lovely 55 plus community with lots of activities and golf course adjacent to community with restaurant & Bar.

18. 2025-12-20
    listed $85,000 Active 819-char remark

    Show marketing remark (819 chars)

    This home is unique with large open living room , high hat lighting thru out home, wood laminate flooring that's right no carpeting. Remodeled kitchen with bright white cabinets, stainless steel appliances around a large open island ready for family to cozy around. A great porch to enjoy that Florida weather, and a private patio for those barbeque time. You can have a good night sleep in the spacious master bed room with large en suite and walk in shower. You will enjoy lots of room in custom master closet. Nice size guest bed room with private bath. Accordion hurricane shutters on windows. Comes partially furnished. This home is located in great location in community. Move in and enjoy this lovely 55 plus community with lots of activities and golf course adjacent to community with restaurant & Bar.

19. 2022-08-22
    soldstatus $110,500 Closed 675-char remark

    Show marketing remark (675 chars)

    Enjoy comfortable living in an active 55 and over community in Western Martin County. This 2 bedroom, 2 bathroom home comes with updated finishes, accordion shutters, a roof installed in 2020, walk-in closets, and so much more. Located in the community of Indianwood, residence enjoy 2 swimming pools, tennis courts, bocce ball, and regular occurring community events. Please note, this is a manufactured home; owners must pay $750 a month for lot rent, and the home does not come with a share to the governing Co-op. Title insurance will not be provided for this home. Transferring title is similar to transferring title for a vehicle. Buyers must pay a 6% sales tax charge.

20. 2022-08-18
    status Pending 675-char remark

    Show marketing remark (675 chars)

    Enjoy comfortable living in an active 55 and over community in Western Martin County. This 2 bedroom, 2 bathroom home comes with updated finishes, accordion shutters, a roof installed in 2020, walk-in closets, and so much more. Located in the community of Indianwood, residence enjoy 2 swimming pools, tennis courts, bocce ball, and regular occurring community events. Please note, this is a manufactured home; owners must pay $750 a month for lot rent, and the home does not come with a share to the governing Co-op. Title insurance will not be provided for this home. Transferring title is similar to transferring title for a vehicle. Buyers must pay a 6% sales tax charge.

21. 2022-07-25
    listed $125,000 Active 675-char remark

    Show marketing remark (675 chars)

    Enjoy comfortable living in an active 55 and over community in Western Martin County. This 2 bedroom, 2 bathroom home comes with updated finishes, accordion shutters, a roof installed in 2020, walk-in closets, and so much more. Located in the community of Indianwood, residence enjoy 2 swimming pools, tennis courts, bocce ball, and regular occurring community events. Please note, this is a manufactured home; owners must pay $750 a month for lot rent, and the home does not come with a share to the governing Co-op. Title insurance will not be provided for this home. Transferring title is similar to transferring title for a vehicle. Buyers must pay a 6% sales tax charge.

ⓘ 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: $939 · $78/mo
• Projected year-2 tax: $939 · $78/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: $28,047
• − Mortgage interest: −$2,521
• − Property taxes: −$939
• − Insurance: −$225
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − HOA: −$14,400
• − Depreciation: −$1,309
• Taxable income: $4,165
• Est. tax owed @ 24.0%: −$1,000
• After-tax cash flow: $2,761/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

-64.0% since first listed

6 events — show timeline

• 2026-02-06 Price Changed $45,000 MCRTC
• 2026-02-03 Price Changed $79,900 MCRTC
• 2025-12-20 Listed $85,000 MCRTC
• 2022-08-22 Sold (MLS) $110,500 MCRTC
• 2022-08-18 Pending — MCRTC
• 2022-07-25 Listed $125,000 MCRTC

Property tax history

+3.7%/yr

Latest (2024): $939 · +2.6% YoY. Source: county tax records.