16388 SW Two Wood Way · Indiantown, FL 34956

$19,900

2 bd · 2.0 ba · 1,232 sqft · Condo · 55 Days on market

Built 1991 $16/sqft · at area comps Est $20k · at est. ↓ 20% 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 +7.7/15.0
• 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

Cozy, comfortable move in ready upgraded home! Roof, carport roof & new tie downs, doors, luxury vinyl floors & bedroom carpets, driveway painted and landscaping new in 2020. New living room carpet 2021. Carrier A/C, water heater & partial replacement of siding in 2021. Samsung stove & Fridgedaire Gallery dishwasher new in 2019. Whirlpool 20.5 Cubic refrigerator new in 2022. Partially furnished, excluded from the sale is the main bedroom set. Land lease is $1304.00 a month and includes lawn maintenance, trash, Internet, basic TV, common areas, property taxes, management & recreational facilities. No rentals allowed. Indianwood is adjacent to a public golf cours

Key facts

• New tie downs
• Laminate floors
• New landscaping

Tags

• MOVE IN READY
• UPGRADED HOME
• NEW TIE DOWNS
• LAMINATE FLOORS
• NEW LANDSCAPING
• NEW LIVING ROOM CARPET

Property features AI

Finance

• Financial info: Monthly land lease: $1,304; Pets allowed (with number limit)
• HOA & community: Has homeowners association; Senior community; On-site property manager; Clubhouse; Fitness center; Pool; Billiard room; Game room; Library; Kitchen facilities; Bocce court; Pickleball; Shuffleboard; Tennis courts; Dog park; Street lights

Exterior

• Parking: Attached carport; 2 total parking spaces (2 covered)
• Utilities: Cable available; Public water; Public sewer (connected)
• Home design: Manufactured home; Single-story; Resale; Metal roof; Made by FLEE
• Construction: Manufactured construction; Metal roof
• Exterior features: Automatic sprinklers; Porch (screened); Shed(s); Community pool

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Partially furnished; Family/dining room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $20k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.5% 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 $1k of equity ($138 loan paydown + $1k 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; HOA is 56% 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 $19,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 11.73% ✓
• Cap rate: 27.53%
• Cash-on-cash: 75.84%
• DSCR: 4.37
• GRM: 0.7

CMA / ARV

• ARV (median comp): $20,000
• List price: $19,900
• Delta: -0.50%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 84.6%
• Equity multiple: 6.35×
• Total profit: $29,819
• Equity at exit: $13,338

10-year hold

• IRR: 82.0%
• Equity multiple: 13.87×
• Total profit: $71,705
• Equity at exit: $24,937

Cash invested: $5,572 (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: 0.7×

Monthly cashflow live

• Estimated rent: $2,335 medium
• Mortgage (P&I): −$104
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$8
• HOA est. from 1 same-building comp: −$1,306
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $352

Break-even live

Break-even rent $1,889

Max offer price $19,900

Occupancy floor 80%

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: $4,975
• Closing costs: $597
• 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	13d	1	0.65mi
15760 SW Hammock Way Indiantown, FL	3.0–4.0	2.0–3.5	1918	$2,420	$1.26	1d	41	1.19mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watertrashinternetlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $19,900 Active 55 DOM
2. 2026-06-17
   days on market $19,900 Active 54 DOM
3. 2026-06-16
   days on market $19,900 Active 53 DOM
4. 2026-06-15
   days on market $19,900 Active 52 DOM
5. 2026-06-14
   days on market $19,900 Active 50 DOM
6. 2026-06-13
   days on market $19,900 Active 49 DOM
7. 2026-06-10
   days on market $19,900 Active 47 DOM
8. 2026-06-09
   days on market $19,900 Active 46 DOM
9. 2026-06-09
   price $19,900 Active 45 DOM
10. 2026-06-08
    days on market $25,000 Active 45 DOM
11. 2026-06-07
    days on market $25,000 Active 44 DOM
12. 2026-06-03
    days on market $25,000 Active 40 DOM
13. 2026-06-02
    days on market $25,000 Active 39 DOM
14. 2026-06-01
    days on market $25,000 Active 38 DOM
15. 2026-05-31
    days on market $25,000 Active 37 DOM
16. 2026-05-31
    days on market $25,000 Active 36 DOM
17. 2026-04-24
    listed $25,000 Active 787-char remark

ⓘ 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: $28,017
• − Mortgage interest: −$1,115
• − Property taxes: −$884
• − Insurance: −$100
• − Repairs & maintenance: −$2,241
• − Management: −$2,241
• − HOA: −$15,672
• − Depreciation: −$579
• Taxable income: $5,185
• Est. tax owed @ 24.0%: −$1,244
• After-tax cash flow: $2,981/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

-20.4% since first listed

2 events — show timeline

• 2026-06-08 Price Changed $19,900 MCRTC
• 2026-04-24 Listed $25,000 MCRTC

Property tax history

+4.1%/yr

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