13788 SW Reed Rd · Indiantown, FL 34956

$416,490

4 bd · 3.0 ba · 2,631 sqft · SingleFamily · 18 Days on market

Built 2026 6,000 sqft lot $217/mo HOA · 7% of rent

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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).

• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.4/10.0

Listing remarks

Brand new, energy-efficient home available by Jun 2026! Entertain guests with ease with an open kitchen which overlooks the dining and great room. First floor flex space can be best used to fit your needs. Upstairs primary suite features an oversized walk-in closet. Move-in ready homes are now available at at Terra Lago. Offering new single-family homes in Indiantown, future residents will have access to resort-style amenities including a clubhouse, pool, walking trails, and more. With convenient access to both Martin and Palm Beach County, Terra Lago will be the perfect place. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, bet

Key facts

• Clubhouse
• Pool
• Open kitchen

Tags

• OPEN KITCHEN
• FIRST FLOOR FLEX SPACE
• OVERSIZED WALK-IN CLOSET
• RESORT-STYLE AMENITIES
• CLUBHOUSE
• POOL

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: Community amenities include clubhouse, fitness center, pool, community room, picnic area, pickleball courts, and sidewalks; Monthly HOA fee of $217 covering grounds and common area maintenance

Exterior

• Parking: Attached garage (2 spaces); Covered parking (2 spaces); Two additional open parking spaces; Concrete driveway
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single-family residence; Two stories; Under construction; Northwest facing
• Construction: Block construction; Composition roof; Builder: Meritage Homes; Living area reported as 2,631 (builder lists total building area 3,103)
• Exterior features: 50x120 lot dimensions; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Tile
• Bathrooms: Three full bathrooms (including one on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Kitchen island; Walk-in closet(s); Upstairs living area
• Laundry & utility: Laundry room

🏗️ New construction. The $416,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $465,687.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $416k.

Deal economics

• At list price, monthly cash flow is $-869 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $340k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (22.0% below list).
• Recommended offer: $325k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 11.7% in Indiantown — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 136 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($3k loan paydown + $31k appreciation (6.7% local appreciation)).
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($410k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $324,845 (22.0% 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.00%
• DSCR: 0.64
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $465,687
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14230 SW Rain Rd	0.26mi	4/3.0	2,631 (0%)	7mo	$438,190	$167	82
14411 SW New Dawn Rd	0.40mi	4/3.0	2,631 (0%)	1mo	$473,990	$180	81
14330 SW Rain Rd	0.31mi	4/3.0	2,631 (0%)	6mo	$435,500	$166	80
14338 SW Rain Rd	0.28mi	4/2.5	2,503 (-5%)	7mo	$430,000	$172	71
14333 SW Rain Rd	0.28mi	4/2.5	2,503 (-5%)	8mo	$439,390	$176	70
14222 SW New Dawn Rd	0.26mi	4/3.0	2,387 (-9%)	9mo	$398,000	$167	64
14328 SW Rain Rd	0.32mi	4/3.0	2,387 (-9%)	10mo	$397,290	$166	61
14337 SW Rain Rd	0.26mi	4/2.5	2,340 (-11%)	7mo	$425,790	$182	61
14336 SW Rain Rd	0.29mi	4/2.5	2,340 (-11%)	6mo	$414,764	$177	61
14402 SW New Dawn Rd	0.45mi	4/3.0	2,387 (-9%)	4mo	$444,421	$186	60
14329 SW Rain Rd	0.30mi	4/2.5	2,340 (-11%)	7mo	$414,390	$177	60
14508 SW New Dawn Rd	0.49mi	4/3.0	2,387 (-9%)	4mo	$446,749	$187	58

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: 10.6%
• Equity multiple: 1.75×
• Total profit: $97,507
• Equity at exit: $312,129

10-year hold

• IRR: 11.7%
• Equity multiple: 3.50×
• Total profit: $326,428
• Equity at exit: $583,562

Cash invested: $130,392 (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: 136
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,248 medium
• Mortgage (P&I): −$2,442
• Tax est. 1.5%: −$582 /mo · $6,985/yr
• Insurance: −$194
• HOA: −$217
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $-869

Break-even live

Break-even rent $4,348

Max offer price $339,944

Occupancy floor —

Sensitivity live

Price	-10% $-547	-5% $-708	+0% $-869	+5% $-1,030	+10% $-1,191
Rent	-10% $-1,126	-5% $-997	+0% $-869	+5% $-741	+10% $-612
Rate	-1.0pp $-634	-0.5pp $-751	base $-869	+0.5pp $-990	+1.0pp $-1,112

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: $116,422
• Closing costs: $13,971
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	23d	1	0.32mi
15404 SW American St Indiantown, FL	4.0	2.0	1850	$3,000	$1.62	16d	1	0.44mi
15760 SW Hammock Way Indiantown, FL	3.0–4.0	2.0–3.5	1918	$3,800	$1.98	0d	40	1.43mi

HOA detail

• Monthly dues: $217 · $2,604/yr
• Likely covers: pool

Listing history 12 events

1. 2026-06-21
   days on market $416,490 Active 18 DOM
2. 2026-06-18
   days on market $416,490 Active 15 DOM
3. 2026-06-17
   days on market $416,490 Active 14 DOM
4. 2026-06-16
   days on market $416,490 Active 13 DOM
5. 2026-06-15
   days on market $416,490 Active 12 DOM
6. 2026-06-14
   days on market $416,490 Active 10 DOM
7. 2026-06-13
   days on market $416,490 Active 9 DOM
8. 2026-06-10
   days on market $416,490 Active 7 DOM
9. 2026-06-09
   days on market $416,490 Active 6 DOM
10. 2026-06-08
    days on market $416,490 Active 5 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $416,490 Active 4 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 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: $38,981
• − Mortgage interest: −$26,086
• − Property taxes: −$6,985
• − Insurance: −$2,328
• − Repairs & maintenance: −$3,119
• − Management: −$3,119
• − HOA: −$2,604
• − Depreciation: −$13,547
• Taxable loss: −$18,806
• Est. tax savings @ 24.0%: +$4,514
• After-tax cash flow: $-5,914/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

1 event — show timeline

• 2026-06-03 Listed $416,490 Beaches MLS