Willow Plan · Indiantown, FL 34956

$394,990

4 bd · 2.5 ba · 2,240 sqft · SingleFamily · 28 Days on market

Excellent condition $217/mo HOA · 7% 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).

• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Condition / age +4.8/5.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +0.6/10.0

Listing remarks

The Willow single-family home has what you want. From the foyer or 2-car garage, enter to a wide-open floor plan. Versatile flex space in the front is perfect for a home office or homework station. It flows seamlessly into the great room where you can relax with loved ones before gathering round the large island, dining table or on the lanai for homemade meals fresh from the gourmet kitchen. Upstairs, watch a movie in the loft. Family and friends have their pick of 3 spacious bedrooms, while in your luxury owner's suite, you'll love the double vanity bath and walk-in closet. The Willow will wow you.

Key facts

• Flex space
• Loft
• Gourmet kitchen

Tags

• WIDE-OPEN FLOOR PLAN
• FLEX SPACE
• GREAT ROOM
• LARGE ISLAND
• GOURMET KITCHEN
• LOFT

🏗️ New construction. The $394,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $421,286.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $395k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-808 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (23.5% below list).
• Recommended offer: $302k (23.5% below list) — sets the bar for 1% rule.

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; 6 comparable units currently listed for rent nearby; rentals lingering (median 107d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• At $3,021/mo this rent would consume 63% of the median local household income ($58k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $31k of equity ($3k loan paydown + $28k 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 ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($389k) 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 $302,116 (23.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.72% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.55%
• DSCR: 0.66
• GRM: 11.6

CMA / ARV

• ARV (median comp): $421,286
• List price: $394,990
• Delta: -6.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13663 SW Vine Dr	0.22mi	4/2.5	2,168 (-3%)	2mo	$435,164	$201	83
14503 SW New Dawn Rd	0.23mi	4/3.0	2,193 (-2%)	2mo	$434,990	$198	82
14407 SW New Dawn Rd	0.23mi	4/3.0	2,193 (-2%)	4mo	$465,708	$212	81
14516 SW New Dawn Rd	0.28mi	4/2.5	2,168 (-3%)	4mo	$426,689	$197	79
13780 SW Reed Rd	0.46mi	4/2.5	2,168 (-3%)	2mo	$415,490	$192	71
14405 New Dawn Rd	0.23mi	4/2.5	2,503 (+12%)	0mo	$445,000	$178	69
14409 SW New Dawn Rd	0.23mi	4/2.5	2,503 (+12%)	1mo	$463,290	$185	68
14211 SW New Dawn Rd	0.28mi	4/2.5	2,503 (+12%)	3mo	$472,000	$189	64
14221 SW New Dawn Rd	0.33mi	4/2.5	2,503 (+12%)	4mo	$490,000	$196	62
14202 SW New Dawn Rd	0.27mi	3/2.5 (-1)	1,964 (-12%)	4mo	$389,000	$198	58
14308 SW New Dawn Rd	0.26mi	3/2.5 (-1)	1,964 (-12%)	6mo	$403,700	$206	57
13774 SW Reed Rd	0.49mi	3/2.5 (-1)	1,964 (-12%)	2mo	$400,000	$204	50

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: 10.5%
• Equity multiple: 1.74×
• Total profit: $86,862
• Equity at exit: $282,369

10-year hold

• IRR: 11.5%
• Equity multiple: 3.48×
• Total profit: $292,548
• Equity at exit: $527,922

Cash invested: $117,960 (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 →

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

Active competition Active MLS

• For sale now: 22 active · 22 under contract
• Months of supply: 6.3 mo (16%/mo absorbed)
• Median asking: $411,490 ($192/sqft)
• Median days on market: 56 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: -1.8% vs 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: 10.9×

Monthly cashflow live

• Estimated rent: $3,021 high
• Mortgage (P&I): −$2,209
• Tax est. 1.5%: −$527 /mo · $6,319/yr
• Insurance: −$176
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$217
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $-808

Break-even live

Break-even rent $4,044

Max offer price $304,345

Occupancy floor —

Sensitivity live

Price	-10% $-517	-5% $-663	+0% $-808	+5% $-954	+10% $-1,099
Rent	-10% $-1,047	-5% $-927	+0% $-808	+5% $-689	+10% $-569
Rate	-1.0pp $-596	-0.5pp $-701	base $-808	+0.5pp $-917	+1.0pp $-1,028

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: $105,322
• Closing costs: $12,639
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15442 SW Twilight St Indiantown, FL	4.0	2.0	1722	$3,300	$1.92	2d	1	0.10mi
15817 SW Winter Rd Indiantown, FL	3.0	2.5	1428	$2,300	$1.61	107d	1	0.11mi
15693 SW Twilight St Indiantown, FL	4.0	2.5	1895	$3,300	$1.74	162d	1	0.11mi
15404 SW American St Indiantown, FL	4.0	2.0	1850	$3,000	$1.62	154d	1	0.13mi
15404 SW American St Indiantown, FL	4.0	2.0	1850	$3,000	$1.62	107d	1	0.13mi
15760 SW Hammock Way Indiantown, FL	3.0–4.0	2.0–3.5	1918	$3,375	$1.76	0d	37	1.09mi

Property features AI

Finance

• HOA & community: Association fee: $217

Exterior

• Parking: 2 parking spaces
• Utilities: Central air conditioning

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom

Listing history 50 events

1. 2026-11-08
   days on market $394,990 Active 28 DOM
2. 2026-11-07
   days on market $394,990 Active 27 DOM
3. 2026-11-06
   days on market $394,990 Active 26 DOM
4. 2026-11-05
   days on market $394,990 Active 25 DOM
5. 2026-11-04
   days on market $394,990 Active 24 DOM
6. 2026-11-02
   days on market $394,990 Active 22 DOM
7. 2026-11-01
   days on market $394,990 Active 21 DOM
8. 2026-10-31
   days on market $394,990 Active 20 DOM
9. 2026-10-30
   days on market $394,990 Active 19 DOM
10. 2026-10-29
    days on market $394,990 Active 18 DOM
11. 2026-10-28
    days on market $394,990 Active 17 DOM
12. 2026-10-27
    days on market $394,990 Active 16 DOM
13. 2026-10-26
    days on market $394,990 Active 15 DOM
14. 2026-10-26
    days on market $394,990 Active 14 DOM
15. 2026-10-24
    days on market $394,990 Active 13 DOM
16. 2026-10-23
    days on market $394,990 Active 12 DOM
17. 2026-10-22
    days on market $394,990 Active 11 DOM
18. 2026-10-21
    days on market $394,990 Active 10 DOM
19. 2026-10-20
    days on market $394,990 Active 9 DOM
20. 2026-10-19
    days on market $394,990 Active 8 DOM
21. 2026-10-19
    price $394,990 Active 7 DOM
22. 2026-10-18
    days on market $389,990 Active 7 DOM
23. 2026-10-17
    days on market $389,990 Active 6 DOM
24. 2026-10-16
    days on market $389,990 Active 5 DOM
25. 2026-10-15
    days on market $389,990 Active 4 DOM
26. 2026-10-14
    days on market $389,990 Active 3 DOM
27. 2026-10-13
    days on market $389,990 Active 2 DOM
28. 2026-10-11
    remarks 606-char remark
29. 2026-10-11
    pricedays on marketlisting id $389,990 Active 1 DOM
30. 2026-07-18
    days on market $394,990 Active 370 DOM
31. 2026-07-16
    days on market $394,990 Active 368 DOM
32. 2026-07-16
    days on market $394,990 Active 367 DOM
33. 2026-07-14
    days on market $394,990 Active 366 DOM
34. 2026-07-13
    days on market $394,990 Active 365 DOM
35. 2026-07-12
    days on market $394,990 Active 364 DOM
36. 2026-07-11
    days on market $394,990 Active 363 DOM
37. 2026-07-10
    days on market $394,990 Active 362 DOM
38. 2026-07-09
    days on market $394,990 Active 361 DOM
39. 2026-07-08
    days on market $394,990 Active 360 DOM
40. 2026-07-07
    days on market $394,990 Active 359 DOM
41. 2026-07-06
    days on market $394,990 Active 358 DOM
42. 2026-07-05
    days on market $394,990 Active 357 DOM
43. 2026-07-04
    days on market $394,990 Active 356 DOM
44. 2026-07-03
    days on market $394,990 Active 355 DOM
45. 2026-07-02
    days on market $394,990 Active 354 DOM
46. 2026-07-01
    days on market $394,990 Active 353 DOM
47. 2026-06-30
    days on market $394,990 Active 352 DOM
48. 2026-06-29
    days on market $394,990 Active 351 DOM
49. 2026-06-28
    days on market $394,990 Active 350 DOM
50. 2026-06-28
    days on market $394,990 Active 349 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: $36,254
• − Mortgage interest: −$23,599
• − Property taxes: −$6,319
• − Insurance: −$2,904
• − Repairs & maintenance: −$2,900
• − Management: −$2,900
• − HOA: −$2,604
• − Depreciation: −$12,256
• Taxable loss: −$17,228
• Est. tax savings @ 24.0%: +$4,135
• After-tax cash flow: $-5,563/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 · 6 photos

Excellent 95/100 None rehab

This single-family home in Indiantown, FL, is in excellent condition with a modern and well-maintained interior and exterior. It offers a good investment opportunity with minimal needed improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

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

---

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%
• 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

Property features AI

Finance

• HOA & community: Association fee: $217

Exterior

• Parking: 2 parking spaces
• Utilities: Central air conditioning

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom