Piper Plan · Indiantown, FL 34956

$253,990

3 bd · 2.5 ba · 1,466 sqft · Townhouse · 3 Days on market

Good condition $289/mo HOA · 11% of rent

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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 +12.6/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• DSCR +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

The Piper is the perfect combination of efficient space and endless style. This one-car garage floor plan offers a warm and welcoming feeling from the first step. Gather with friends and family in the large great room. The adjoining gourmet kitchen features a central island and connected dining space. Enjoy the fresh air outside on your optional lanai or patio. Upstairs, two spacious bedrooms share a hall bath. Your grand owner's suite exudes luxury, with its dual vanity bath and expansive walk-in closet. It will only take one look to see that the Piper is just right for you.

Key facts

• Central island
• One car garage
• Gourmet kitchen

Tags

• ONE CAR GARAGE
• GOURMET KITCHEN
• CENTRAL ISLAND
• OPTIONAL LANAI
• EXPANSIVE WALK-IN CLOSET

Property features AI

Finance

• Other: List price $253,990
• HOA & community: Association fee approximately $289 (period not specified)

Exterior

• Parking: 1 garage parking space (1 total parking)
• Utilities: Central air (electric cooling)
• Home design: Single-family plan home (Piper); Listed as Active
• Exterior features: Living area approximately 1,466 (plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Central air conditioning
• Interior features: Plan-based new construction (Piper plan)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $254k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-35 ($-418/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (2.0% below list).
• Meets the 1% rule at list price ($3k rent vs $254k).
• Recommended offer: $249k (2.0% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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 $19k of equity ($2k loan paydown + $17k 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 $71k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 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; major 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 $248,953 (2.0% 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. 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: 1.00% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.5%
• Equity multiple: 2.14×
• Total profit: $81,267
• Equity at exit: $170,238

10-year hold

• IRR: 16.2%
• Equity multiple: 4.36×
• Total profit: $238,982
• Equity at exit: $318,280

Cash invested: $71,117 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,544 medium
• Mortgage (P&I): −$1,332
• Tax est. 1.5%: −$317 /mo · $3,810/yr
• Insurance: −$106
• HOA: −$289
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-35

Break-even live

Break-even rent $2,588

Max offer price $248,953

Occupancy floor 96%

Sensitivity live

Price	-10% $141	-5% $53	+0% $-35	+5% $-123	+10% $-210
Rent	-10% $-236	-5% $-135	+0% $-35	+5% $66	+10% $166
Rate	-1.0pp $93	-0.5pp $30	base $-35	+0.5pp $-101	+1.0pp $-168

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: $63,498
• Closing costs: $7,620
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15817 SW Winter Rd Indiantown, FL	3.0	2.5	1428	$2,300	$1.61	16d	1	0.03mi
15404 SW American St Indiantown, FL	4.0	2.0	1850	$3,000	$1.62	16d	1	0.15mi
15760 SW Hammock Way Indiantown, FL	3.0–4.0	2.0–3.5	1918	$2,420	$1.26	0d	40	0.95mi

HOA detail

• Monthly dues: $289 · $3,468/yr

Listing history 19 events

1. 2026-06-21
   days on market $253,990 Active 3 DOM
2. 2026-06-18
   days on marketlisting id $253,990 Active 1 DOM
3. 2026-06-17
   days on market $253,990 Active 13 DOM
4. 2026-06-16
   days on market $253,990 Active 12 DOM
5. 2026-06-15
   days on market $253,990 Active 11 DOM
6. 2026-06-14
   days on market $253,990 Active 9 DOM
7. 2026-06-13
   days on market $253,990 Active 8 DOM
8. 2026-06-10
   days on market $253,990 Active 6 DOM
9. 2026-06-09
   days on market $253,990 Active 5 DOM
10. 2026-06-08
    days on market $253,990 Active 4 DOM
11. 2026-06-07
    days on marketlisting id $253,990 Active 3 DOM
12. 2026-06-03
    days on market $253,990 Active 178 DOM
13. 2026-06-02
    days on market $253,990 Active 177 DOM
14. 2026-06-01
    days on market $253,990 Active 176 DOM
15. 2026-05-31
    days on market $253,990 Active 175 DOM
16. 2026-05-31
    days on market $253,990 Active 174 DOM
17. 2026-04-02
    price $251,990 582-char remark
18. 2026-03-04
    price $250,990 582-char remark
19. 2025-12-07
    listed $249,990 Active 582-char remark

ⓘ 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 6/10 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: $30,523
• − Mortgage interest: −$14,227
• − Property taxes: −$3,810
• − Insurance: −$1,270
• − Repairs & maintenance: −$2,442
• − Management: −$2,442
• − HOA: −$3,468
• − Depreciation: −$7,389
• Taxable loss: −$4,524
• Est. tax savings @ 24.0%: +$1,086
• After-tax cash flow: $668/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

Good 80/100 None rehab

This well-maintained townhouse in Indiantown, FL, offers a modern kitchen, spacious living areas, and a clean exterior. It is ready for immediate occupancy and can be enhanced with minor updates to boost its value.

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 Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants.
• Both Upgrading the kitchen backsplash — A new backsplash can refresh the kitchen and add value.
• Both Upgrading the flooring in high-traffic areas — Newer flooring can improve the overall look and feel of the home.

Renovation cost estimate screening

Value-add ROI direction

• 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 Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen backsplash — A new backsplash can refresh the kitchen and add value. ↑
• Both Upgrading the flooring in high-traffic areas — Newer flooring can improve the overall look and feel of the home. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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