16171 Five Wood Way SW · Indiantown, FL 34956

$39,000

2 bd · 2.0 ba · 1,456 sqft · Condo · 111 Days on market

Built 1989 $27/sqft · 66% above area

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

Listing remarks MLS

Come see this wonderful home in pristine condition. Furnished with a golf cart, cart batteries are only @ 3 yrs old. Complete hurricane shutters, A/C is only 6 yrs old, HWH @ 2 years and the 2-yr old roof has a lifetime transferrable warranty. Newer appliances and brand-new windows in the main bedroom. Carpet is only @ 3 yrs old, like new! Amenities: 2 community pools, a dog park, recreational center, fitness room, tennis courts, shuffleboard, bocce ball, and pickleball. There’s also a public golf course, pro shop, and a restaurant with indoor and outdoor seating, a full liquor license & views of the golf course & lake. Take your golf cart & go! 55+ pet friendly community, monthly lot rent is $1304.00 includes everything except water & electric. Extensive recreational center is currently being remodeled & updated. Drop leaf table in the breakfast area & some artwork is excluded from the sale.

Key facts

• Dog park
• Recreational center
• Newer appliances

Tags

• HURRICANE SHUTTERS
• NEWER APPLIANCES
• BRAND-NEW WINDOWS
• COMMUNITY POOLS
• DOG PARK
• RECREATIONAL CENTER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $39k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $39k).
• Recommended offer: $35k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 10.9% 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: schools F, amenities F, commute 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.
• Market conditions: 136 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($270 loan paydown + $3k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.
• 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 $35,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 5.97% ✓
• Cap rate: 17.15%
• Cash-on-cash: 38.77%
• DSCR: 2.73
• GRM: 1.4

CMA / ARV

• ARV (median comp): $23,450
• List price: $39,000
• Delta: 66.31%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 50.3%
• Equity multiple: 4.30×
• Total profit: $36,042
• Equity at exit: $26,140

10-year hold

• IRR: 47.0%
• Equity multiple: 9.21×
• Total profit: $89,636
• Equity at exit: $48,872

Cash invested: $10,920 (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: 1.4×

Monthly cashflow live

• Estimated rent: $2,328 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$16
• HOA est. from 1 same-building comp: −$1,192
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $353

Break-even live

Break-even rent $1,882

Max offer price $39,000

Occupancy floor 80%

Sensitivity live

Price	-10% $375	-5% $364	+0% $353	+5% $342	+10% $331
Rent	-10% $169	-5% $261	+0% $353	+5% $445	+10% $537
Rate	-1.0pp $372	-0.5pp $363	base $353	+0.5pp $343	+1.0pp $332

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	15d	1	0.48mi
15760 SW Hammock Way Indiantown, FL	3.0–4.0	2.0–3.5	1918	$2,420	$1.26	2d	41	1.21mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterelectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $39,000 Active 111 DOM
2. 2026-06-18
   days on market $39,000 Active 108 DOM
3. 2026-06-17
   days on market $39,000 Active 107 DOM
4. 2026-06-16
   days on market $39,000 Active 106 DOM
5. 2026-06-15
   days on market $39,000 Active 105 DOM
6. 2026-06-14
   days on market $39,000 Active 103 DOM
7. 2026-06-13
   days on market $39,000 Active 102 DOM
8. 2026-06-10
   days on market $39,000 Active 100 DOM
9. 2026-06-09
   days on market $39,000 Active 99 DOM
10. 2026-06-08
    days on market $39,000 Active 98 DOM
11. 2026-06-07
    days on market $39,000 Active 97 DOM
12. 2026-06-03
    days on market $39,000 Active 93 DOM
13. 2026-06-02
    days on market $39,000 Active 92 DOM
14. 2026-06-01
    days on market $39,000 Active 91 DOM
15. 2026-05-31
    days on market $39,000 Active 90 DOM
16. 2026-05-31
    days on market $39,000 Active 89 DOM
17. 2026-03-02
    listed $39,000 Active 947-char remark

    Show marketing remark (947 chars)

    Come see this wonderful home in pristine condition. Furnished with a golf cart, cart batteries are only @ 3 yrs old. Complete hurricane shutters, A/C is only 6 yrs old, HWH @ 2 years and the 2-yr old roof has a lifetime transferrable warranty. Newer appliances and brand-new windows in the main bedroom. Carpet is only @ 3 yrs old, like new! Amenities: 2 community pools, a dog park, recreational center, fitness room, tennis courts, shuffleboard, bocce ball, and pickleball. There’s also a public golf course, pro shop, and a restaurant with indoor and outdoor seating, a full liquor license & views of the golf course & lake. Take your golf cart & go! 55+ pet friendly community, monthly lot rent is $1304.00 includes everything except water & electric. Extensive recreational center is currently being remodeled & updated. Drop leaf table in the breakfast area & some artwork is excluded from the sale.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $884 · $74/mo
• Projected year-2 tax: $884 · $74/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $27,939
• − Mortgage interest: −$2,185
• − Property taxes: −$884
• − Insurance: −$195
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − HOA: −$14,304
• − Depreciation: −$1,135
• Taxable income: $4,766
• Est. tax owed @ 24.0%: −$1,144
• After-tax cash flow: $3,090/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

• 2026-03-02 Listed $39,000 MCRTC

Property tax history

+4.1%/yr

Latest (2024): $884 · -1.9% YoY. Source: county tax records.