114 Indigo River Pt · Jupiter, FL 33478

$2,195,000

5 bd · 5.5 ba · 4,451 sqft · SingleFamily public records · 121 Days on market

Built 2018 10,877 sqft lot $595/mo HOA · 3% of rent

---

Why this score? — see what drove the D+ 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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience true Jupiter living with beautiful lake views in this gorgeous upgraded 5-bedroom, 5.5-bath residence set on a premium long-lake lot within one of the area's most desirable gated communities. Designed for relaxed coastal living and year-round entertaining, this home captures the best of Florida lifestyle with serene water views, premium outdoor amenities, and thoughtful custom enhancements throughout. Step inside to find a bright, open floor plan with impact pocketing sliders that blend indoor and outdoor spaces seamlessly. The gourmet kitchen features extended cabinetry, upgraded quartz countertops, a designer backsplash, natural gas range, and a spacious eat-in dining area conn

Key facts

• Lake views
• Gourmet kitchen
• 0.25 acre lot

Tags

• LAKE VIEWS
• PREMIUM LONG-LAKE LOT
• GOURMET KITCHEN
• EXPANDED SCREENED LANAI
• DEDICATED FULL CABANA BATH
• PRIVATE GAS-HEATED POOL

Property features AI

Finance

• Other: Private pool with heated gunite in-ground spa; Pool features include heated gunite construction, pool sweep, salt water system, concrete decking, and a pool bath
• Financial info: Pets allowed with possible breed restrictions and limits
• HOA & community: Homeowners association with monthly fee; Association amenities include clubhouse, fitness center, playground, pool, spa/hot tub, tennis courts, pickleball courts, sidewalks, and street lights; HOA fee paid monthly

Exterior

• Parking: Attached garage with 3 covered spaces; 2 additional open parking spaces; Garage door opener
• Security: Owned security system; Security system present; Gated community (no guard)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Natural gas available
• Home design: Single family residence; Resale property; 2 stories; Built by DiVosta Homes; Faces north; Located west of US-1
• Construction: Concrete, stucco, and CBS construction; Concrete and tile roof
• Exterior features: Screened patio; Open patio; Fenced yard; Cul-de-sac location; Interior lot; Sidewalks; Paved road frontage; Waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Ceramic tile; Wood
• Bathrooms: 5 full bathrooms; 1 half bathroom; 3 bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; High ceilings; Kitchen island; Walk-in closets; Split bedroom layout; Roman tub; Upstairs living area; Cabana bath
• Laundry & utility: Laundry room inside the home; Laundry tub

What this means for you Summary

Snapshot

• This is a 5-bed/5.5-bath single-family listed at $2.19M.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.09M (5.0% below list).
• Recommended offer: $1.93M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.6% in Jupiter — 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 70/100 on livability (#415 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Palm Beach (suburban): math 46% / reading 53% proficiency, ranked #34 of 73 in FL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jerry Thomas Elementary School (math 60% / reading 67%, grade B, #564 of 2,144 statewide, top 27%, 718 students, 41% FRL); Independence Middle School (math 71% / reading 67%, grade A, #68 of 571 statewide, top 12%, 1,166 students, 25% FRL); Jupiter High School (math 56% / reading 64%, grade C+, #106 of 667 statewide, top 16%, 3,087 students, 28% FRL) — zoned schools average 31% FRL vs 52% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 50% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Palm Beach average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 126 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $15k of loan paydown is wiped out by about $66k of value loss. Plan a longer hold.
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($1.93M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,931,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.3%
• Equity multiple: 0.62×
• Total profit: $-230,745
• Equity at exit: $327,282

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-40,295
• Equity at exit: $189,783

Cash invested: $614,600 (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 33478

• Active inventory: 126
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $20,856 medium
• Mortgage (P&I): −$11,511
• Tax from tax record: −$1,493 /mo · $17,911/yr
• Insurance: −$915
• HOA: −$595
• Vacancy / Maint / Mgmt: −$4,380
• Net cashflow: $1,963

Break-even live

Break-even rent $18,371

Max offer price $2,195,000

Occupancy floor 86%

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: $548,750
• Closing costs: $65,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Cinder Dunes Pt Jupiter, FL	4.0	4.0	3856	$20,000	$5.19	24d	1	0.21mi
182 Rosalia Ct Jupiter, FL	4.0	4.5	4000	$25,000	$6.25	24d	1	0.72mi
18363 Island Oak Ave Jupiter, FL	5.0	4.0	3833	$18,000	$4.70	24d	1	0.86mi
131 Carmela Ct Jupiter, FL	5.0	5.5	4463	$22,000	$4.93	21d	1	0.90mi

HOA detail

• Monthly dues: $595 · $7,140/yr
• Likely covers: watergassecurity

Listing history 16 events

1. 2026-05-18
   price $2,195,000
2. 2026-05-05
   price $2,215,000
3. 2026-03-30
   price $2,235,000
4. 2026-03-12
   price $2,255,000
5. 2026-02-07
   price $2,265,000
6. 2026-01-25
   listed $2,275,000 Active
7. 2026-01-13
   status Pending
8. 2025-12-18
   historical
9. 2025-12-18
   historical
10. 2025-12-05
    price $2,279,000
11. 2025-11-13
    price $2,299,000
12. 2025-09-29
    price $2,348,000
13. 2025-08-01
    price $2,399,000
14. 2025-06-19
    listed $2,450,000 Active
15. 2024-09-01
    historical $9,000
16. 2024-08-08
    listed $9,000

ⓘ 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: $17,911 · $1,493/mo
• Projected year-2 tax: $18,218 · $1,518/mo
• Expected delta: +$307/yr (+$26/mo · 1.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $250,269
• − Mortgage interest: −$122,954
• − Property taxes: −$17,911
• − Insurance: −$10,975
• − Repairs & maintenance: −$20,022
• − Management: −$20,022
• − HOA: −$7,140
• − Depreciation: −$63,855
• Taxable loss: −$12,609
• Est. tax savings @ 24.0%: +$3,026
• After-tax cash flow: $26,583/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: Palm Beach
• NCES district ID: 1201500
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $53,943
• Composite: 42.72/100
• National rank: #3160
• State rank: #34 of 73 in FL

Livability — Jupiter

• Score: 70/100
• State rank: #415
• US rank: #7386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jupiter, FL
• City population: 68,420
• Population (ZIP): 15,205

Population outlook (Palm Beach County) Hauer SSP2

• Today (2025): 1,637,487 people
• By 2030: 1,743,255 · +6.5%
• By 2040: 1,948,712 · +19.0%
• By 2050: 2,132,979 · +30.3%
• By 2075: 2,530,027 · +54.5%
• By 2100: 2,706,979 · +65.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 14% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Slovak 4% Romanian 4% Italian 3%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Palm Beach

• 2024 margin: Toss-up / Even · D 50.0% · R 49.2%
• 2008→2024 swing: -22.1pp toward R · 2008: 22.9pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+12.8 2016: D+15.3 2012: D+17.0 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -306.11%
• Current HPI: 427.5178
• 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

+24288.9% since first listed

16 events — show timeline

• 2026-05-18 Price Changed $2,195,000 Beaches MLS
• 2026-05-05 Price Changed $2,215,000 Beaches MLS
• 2026-03-30 Price Changed $2,235,000 Beaches MLS
• 2026-03-12 Price Changed $2,255,000 Beaches MLS
• 2026-02-07 Price Changed $2,265,000 Beaches MLS
• 2026-01-25 Listed $2,275,000 Beaches MLS
• 2026-01-13 Pending — Beaches MLS
• 2025-12-18 Listing Removed — Beaches MLS
• 2025-12-18 Listing Removed — Beaches MLS
• 2025-12-05 Price Changed $2,279,000 Beaches MLS
• 2025-11-13 Price Changed $2,299,000 Beaches MLS
• 2025-09-29 Price Changed $2,348,000 Beaches MLS
• 2025-08-01 Price Changed $2,399,000 Beaches MLS
• 2025-06-19 Listed $2,450,000 Beaches MLS
• 2024-09-01 Rental Removed $9,000 RMLSFL
• 2024-08-08 Listed for Rent $9,000 RMLSFL

Property tax history

+24.3%/yr

Latest (2025): $17,911 · +2.9% YoY. Source: county tax records.