13786 SW Reed Rd · Indiantown, FL 34956

$337,602

3 bd · 2.0 ba · 1,513 sqft · SingleFamily · 23 Days on market

Built 2026 Good condition $223/sqft · 12% below area Est $384k · 12% under

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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 +14.0/30.0
• ARV discount +12.9/15.0
• Appreciation +8.3/10.0
• DSCR +4.3/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

Past the foyer, an open kitchen flows to the dining space, great room and outside patio. Private primary suite offers a spacious area to relax and a large walk-in closet.

Key facts

• Outside patio
• Dining space
• Great room

Tags

• OPEN KITCHEN
• DINING SPACE
• GREAT ROOM
• OUTSIDE PATIO
• PRIVATE PRIMARY SUITE
• LARGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $338k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-22 ($-266/yr) — negative.
• To cash-flow at today's rent, offer at most $334k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $301k (10.9% below list).
• Recommended offer: $301k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.8% 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: 232 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 107d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $22k 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 $95k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($333k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,931 (10.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $383,879
• List price: $337,602
• Delta: -12.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13786 Reed Rd	0.04mi	3/2.0	1,513 (0%)	3mo	$350,902	$232	96
14312 SW New Dawn Rd	0.50mi	3/2.0	1,513 (0%)	6mo	$336,000	$222	72
14410 SW New Dawn Rd	0.56mi	3/2.0	1,513 (0%)	3mo	$345,000	$228	72
14306 SW New Dawn Rd	0.51mi	3/2.0	1,513 (0%)	7mo	$332,000	$219	70
13669 SW Vine Dr	0.30mi	4/2.0 (+1)	1,607 (+6%)	4mo	$365,590	$227	68
14514 SW New Dawn Rd	0.62mi	3/2.0	1,513 (0%)	5mo	$362,380	$240	67
14518 SW New Dawn Rd	0.62mi	3/2.0	1,513 (0%)	5mo	$344,890	$228	67
14304 SW New Dawn Rd	0.52mi	4/2.0 (+1)	1,607 (+6%)	3mo	$345,990	$215	58
14412 SW New Dawn Rd	0.55mi	4/2.0 (+1)	1,607 (+6%)	4mo	$358,690	$223	55
14520 SW New Dawn Rd	0.62mi	4/2.0 (+1)	1,607 (+6%)	4mo	$365,482	$227	53
14510 SW New Dawn Rd	0.62mi	4/2.0 (+1)	1,607 (+6%)	5mo	$363,590	$226	51
14508 SW Little Indian Ave SE	0.66mi	4/2.0 (+1)	1,347 (-11%)	7mo	$325,000	$241	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 16.7%
• Equity multiple: 2.16×
• Total profit: $109,352
• Equity at exit: $226,279

10-year hold

• IRR: 16.4%
• Equity multiple: 4.38×
• Total profit: $319,972
• Equity at exit: $423,056

Cash invested: $94,529 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 15 under contract
• Months of supply: 2.8 mo (36%/mo absorbed)
• Median asking: $334,990 ($217/sqft)
• Median days on market: 374 d
• This list price: 57% of active listings are priced below it
• ARV vs active asking: +17.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34956

• Home prices YoY: 1.2%
• Active inventory: 232
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,009 high
• Mortgage (P&I): −$1,770
• Tax est. 1.5%: −$422 /mo · $5,064/yr
• Insurance: −$141
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $-22

Break-even live

Break-even rent $3,037

Max offer price $334,390

Occupancy floor 96%

Sensitivity live

Price	-10% $211	-5% $94	+0% $-22	+5% $-139	+10% $-256
Rent	-10% $-260	-5% $-141	+0% $-22	+5% $97	+10% $216
Rate	-1.0pp $148	-0.5pp $64	base $-22	+0.5pp $-110	+1.0pp $-199

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: $84,400
• Closing costs: $10,128
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15693 SW Twilight St Indiantown, FL	4.0	2.5	1895	$3,300	$1.74	162d	1	0.35mi
15442 SW Twilight St Indiantown, FL	4.0	2.0	1722	$3,300	$1.92	2d	1	0.40mi
15404 SW American St Indiantown, FL	4.0	2.0	1850	$3,000	$1.62	154d	1	0.47mi
15404 SW American St Indiantown, FL	4.0	2.0	1850	$3,000	$1.62	107d	1	0.47mi
15817 SW Winter Rd Indiantown, FL	3.0	2.5	1428	$2,300	$1.61	107d	1	0.52mi

Listing history 19 events

1. 2026-07-27
   pricedays on market $337,602 Active 23 DOM
2. 2026-07-25
   days on market $334,990 Active 21 DOM
3. 2026-07-23
   days on market $334,990 Active 19 DOM
4. 2026-07-22
   price $334,990 Active 18 DOM
5. 2026-07-22
   days on market $358,591 Active 18 DOM
6. 2026-07-21
   days on market $358,591 Active 17 DOM
7. 2026-07-18
   days on market $358,591 Active 14 DOM
8. 2026-07-16
   days on market $358,591 Active 12 DOM
9. 2026-07-16
   days on market $358,591 Active 11 DOM
10. 2026-07-14
    days on market $358,591 Active 10 DOM
11. 2026-07-13
    days on market $358,591 Active 9 DOM
12. 2026-07-12
    days on market $358,591 Active 8 DOM
13. 2026-07-11
    days on market $358,591 Active 7 DOM
14. 2026-07-10
    days on market $358,591 Active 6 DOM
15. 2026-07-09
    pricedays on market $358,591 Active 5 DOM
16. 2026-06-09
    price $356,591 Active 3 DOM
17. 2026-06-08
    days on market $345,290 Active 3 DOM
18. 2026-06-07
    remarks 170-char remark
19. 2026-06-07
    listed $345,290 Active 2 DOM

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $36,112
• − Mortgage interest: −$18,911
• − Property taxes: −$5,064
• − Insurance: −$2,486
• − Repairs & maintenance: −$2,889
• − Management: −$2,889
• − Depreciation: −$9,821
• Taxable loss: −$5,948
• Est. tax savings @ 24.0%: +$1,427
• After-tax cash flow: $1,161/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $7,565–$22,695 screening

This home is in good condition with modern amenities and a well-maintained exterior. It's ready for a fresh coat of paint and some landscaping to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value. ↑
• Both Trim landscaping — Improves curb appeal and rental value. ↑
• Both Service HVAC — Ensures comfort and energy efficiency, boosting both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Warfield Elementary School F FL #2,094/2,144 Nat'l #33,158/41,679 Middle Indiantown Middle School F FL #414/571 Nat'l #7,347/14,009 High South Fork High School F FL #275/667 Nat'l #7,572/17,239

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

D Composite livability gradescore 59/100

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
• County: Martin · 172,383 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 9,639
• Household income: $57,500
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 4% of renters

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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%

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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%
• Languages at home: 55% English-only · Spanish 42%

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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

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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