13663 SW Vine Dr · Indiantown, FL 34956

$415,590

4 bd · 2.5 ba · 2,168 sqft · SingleFamily · 8 Days on market

Built 2026 Est $577k · 28% under · waterfront

---

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).

• ARV discount +15.0/15.0
• Appreciation +8.3/10.0
• Cash flow +7.6/30.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Listing remarks

The first-floor primary suite ensures everyone has their own private space in the home. Enjoy a spacious loft on the second-story that can be used to best fit your lifestyle. Enjoy prepping meals at the kitchen island that overlooks the dining area.

Key facts

• Kitchen island
• Spacious loft
• 2 garage spots

Tags

• FIRST-FLOOR PRIMARY SUITE
• SPACIOUS LOFT
• KITCHEN ISLAND

Property features AI

Finance

• Financial info: List price $415,590

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home (Yellowstone plan); Active listing
• Exterior features: Located on SW Vine Dr, Indiantown, FL

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec-built Yellowstone plan

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $416k.

Deal economics

• At list price, monthly cash flow is $-498 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $344k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $301k (27.7% below list).
• Recommended offer: $301k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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; 4 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 $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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $300,564 (27.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 4.86%
• Cash-on-cash: -5.13%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $576,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14215 SW New Dawn Rd	0.10mi	4/3.0	2,193 (+1%)	2mo	$435,600	$199	90
14320 SW New Dawn Rd	0.18mi	4/2.5	2,168 (0%)	5mo	$415,490	$192	88
14313 SW New Dawn Rd	0.15mi	4/3.0	2,193 (+1%)	3mo	$432,000	$197	86
14209 SW New Dawn Rd	0.10mi	4/3.0	2,193 (+1%)	6mo	$437,000	$199	86
14310 SW New Dawn Rd	0.20mi	4/2.5	2,168 (0%)	5mo	$386,000	$178	86
14219 SW New Dawn Rd	0.12mi	4/3.0	2,193 (+1%)	6mo	$454,590	$207	86
14512 SW New Dawn Rd	0.33mi	4/2.5	2,168 (0%)	2mo	$422,490	$195	83
14502 SW New Dawn Rd	0.34mi	4/2.5	2,168 (0%)	2mo	$435,590	$201	83
14308 SW New Dawn Rd	0.21mi	3/2.5 (-1)	1,964 (-9%)	2mo	$403,700	$206	68
14318 SW New Dawn Rd	0.18mi	3/2.5 (-1)	1,964 (-9%)	5mo	$376,000	$191	67
14402 SW New Dawn Rd	0.29mi	4/3.0	2,387 (+10%)	4mo	$444,421	$186	64
14508 SW New Dawn Rd	0.33mi	4/3.0	2,387 (+10%)	4mo	$446,749	$187	62

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: 12.9%
• Equity multiple: 1.90×
• Total profit: $104,600
• Equity at exit: $278,551

10-year hold

• IRR: 13.3%
• Equity multiple: 3.83×
• Total profit: $328,938
• Equity at exit: $520,785

Cash invested: $116,365 (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: 11.5×

Monthly cashflow live

• Estimated rent: $3,006 medium
• Mortgage (P&I): −$2,179
• Tax est. 1.5%: −$519 /mo · $6,234/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $-498

Break-even live

Break-even rent $3,636

Max offer price $343,587

Occupancy floor —

Sensitivity live

Price	-10% $-210	-5% $-354	+0% $-498	+5% $-641	+10% $-785
Rent	-10% $-735	-5% $-616	+0% $-498	+5% $-379	+10% $-260
Rate	-1.0pp $-288	-0.5pp $-392	base $-498	+0.5pp $-605	+1.0pp $-715

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: $103,898
• Closing costs: $12,468
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.22mi
15817 SW Winter Rd Indiantown, FL	3.0	2.5	1428	$2,300	$1.61	16d	1	0.27mi
15404 SW American St Indiantown, FL	4.0	2.0	1850	$3,000	$1.62	16d	1	0.31mi
15760 SW Hammock Way Indiantown, FL	3.0–4.0	2.0–3.5	1918	$3,800	$1.98	0d	40	1.24mi

Listing history 7 events

1. 2026-06-21
   days on market $415,590 Active 8 DOM
2. 2026-06-18
   days on market $415,590 Active 5 DOM
3. 2026-06-17
   days on market $415,590 Active 4 DOM
4. 2026-06-16
   days on market $415,590 Active 3 DOM
5. 2026-06-15
   days on market $415,590 Active 2 DOM
6. 2026-06-14
   remarks 249-char remark
7. 2026-06-14
   listed $415,590 Active 1 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: $36,068
• − Mortgage interest: −$23,280
• − Property taxes: −$6,234
• − Insurance: −$2,078
• − Repairs & maintenance: −$2,885
• − Management: −$2,885
• − Depreciation: −$12,090
• Taxable loss: −$13,384
• Est. tax savings @ 24.0%: +$3,212
• After-tax cash flow: $-2,759/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