8379 SE Eagle Ave · Hobe Sound, FL 33455

$164,800

1 bd · 1.0 ba · 720 sqft · Manufactured public records · 2 Days on market

Built 1970 5,000 sqft lot Est $148k · 12% over

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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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +6.2/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Appreciation +0.0/10.0

Listing remarks

You OWN the land and the home with NO additional HOA fees and No Age Restrictions, and yes your Pets are welcome! Move in Clean with the best looking lawn in Ridgeway and updated Kitchen cabinetry and appliances. Whether you're an Investor, First-time or Downsizing Buyer, or Vacationing Snowbird, this 2 Bedroom Manufactured home offers solid value on the beautiful East coast of Florida close to Hobe Sound Beach calling you to the sandy shores along the Atlantic Ocean. Area quaint shops and tasty restaurants compliment the convenient newer Publix shopping center just down the street, along with many popular Golf Courses and County Parks. Hobe Sound is between The Palm Beaches and Stuart/St.

Key facts

• Updated appliances
• New a/c
• Access to pool

Tags

• UPDATED KITCHEN CABINETRY
• UPDATED APPLIANCES
• CLOSE TO HOBE SOUND BEACH
• NEW A/C
• ACCESS TO THE CLUBHOUSE
• ACCESS TO POOL

Property features AI

Finance

• Other: Pets allowed with no restrictions
• Financial info: No land lease

Exterior

• Parking: 3 total parking spaces; Attached carport (1 covered carport space); 2 open parking spaces; Driveway; Concrete and open parking surfaces
• Utilities: Public water and well available; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected; Underground utilities
• Home design: Manufactured home; One story; Entry at level 1; Resale condition
• Construction: Aluminum siding; Aluminum roof; Slab foundation; Mobile home dimensions approximately 56 ft by 12 ft; Mobile home remains on site
• Exterior features: Covered patio; Screened patio; Patio; Workshop; Landscaped yard; Asphalt road frontage; Faces west; Side door entry

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom layout is stacked; Unfurnished
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 9.8% vs local median 3.5% in Hobe Sound — 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 69/100 on livability (#497 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: employment C-, 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.
• Zoned schools: Hobe Sound Elementary School (math 51% / reading 48%, grade D, #1,088 of 2,144 statewide, top 53%, 459 students, 68% FRL); Murray Middle School (math 45% / reading 43%, grade D, #327 of 571 statewide, top 57%, 616 students, 69% 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 63% FRL vs 41% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 279 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 32% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $165k implies a 328% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,800

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.56%
• DSCR: 1.56
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $147,600
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8008 SE Swan Ave	0.37mi	2/2.0 (+1)	720 (0%)	2mo	$145,000	$201	72
8353 SE Sandy Ln	0.15mi	2/1.0 (+1)	732 (+2%)	18mo	$150,000	$205	70
8121 SE Skylark Ave	0.21mi	2/1.5 (+1)	672 (-7%)	2mo	$165,000	$246	70
7000 SE Ridgeway Ter SE	0.25mi	2/1.5 (+1)	672 (-7%)	2mo	$121,000	$180	68
8130 SE Eagle Ave	0.23mi	2/2.0 (+1)	672 (-7%)	3mo	$110,000	$164	66
7126 SE Redbird Cir	0.17mi	2/2.0 (+1)	770 (+7%)	12mo	$130,000	$169	62
7180 SE Ridgeway Ter	0.08mi	2/2.0 (+1)	780 (+8%)	17mo	$160,000	$205	59
8126 SE Wren Ave	0.21mi	2/2.0 (+1)	740 (+3%)	23mo	$190,000	$257	58
7836 SE Wren Ave	0.47mi	2/2.0 (+1)	672 (-7%)	8mo	$185,000	$275	51
7816 SE Wren Ave	0.49mi	2/1.0 (+1)	672 (-7%)	12mo	$175,000	$260	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.8% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,775
• Equity at exit: $24,572

10-year hold

• IRR: 9.5%
• Equity multiple: 1.69×
• Total profit: $32,022
• Equity at exit: $14,249

Cash invested: $46,144 (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 33455

• Rents YoY: 1.8%
• Active inventory: 279
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$864
• Tax from tax record: −$46 /mo · $549/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $483

Break-even live

Break-even rent $1,239

Max offer price $164,800

Occupancy floor 69%

Sensitivity live

Price	-10% $576	-5% $530	+0% $483	+5% $436	+10% $390
Rent	-10% $337	-5% $410	+0% $483	+5% $556	+10% $629
Rate	-1.0pp $566	-0.5pp $525	base $483	+0.5pp $440	+1.0pp $397

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: $41,200
• Closing costs: $4,944
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7109 SE Ridgeway Ter Hobe Sound, FL	2.0	1.0	624	$1,600	$2.56	21d	1	0.17mi
8160 SE Eagle Ave Hobe Sound, FL	2.0	1.0	672	$1,600	$2.38	24d	1	0.23mi
7959 SE Woodview Ter Hobe Sound, FL	1.0	1.0	700	$1,675	$2.39	24d	4	0.90mi
7920 SE Woodview Ter Unit 792007 Hobe Sound, FL	1.0	1.0	700	$1,675	$2.39	24d	1	0.92mi

Listing history 3 events

1. 2026-06-18
   days on market $164,800 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $164,800 Active 1 DOM

ⓘ 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: $549 · $46/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$819/yr (+$68/mo · 149.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,201
• − Mortgage interest: −$9,231
• − Property taxes: −$549
• − Insurance: −$824
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$4,794
• Taxable income: $3,250
• Est. tax owed @ 24.0%: −$780
• After-tax cash flow: $5,015/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 — Hobe Sound

• Score: 69/100
• State rank: #497
• US rank: #8763

Category grades

Amenities F Commute F Cost of living A Crime A Employment C- Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hobe Sound, FL
• County: Martin County · 165,223 people
• City population: 20,018
• Metro: Port St. Lucie, FL
• Population (ZIP): 20,018
• Household income: $70,389
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 317.0

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: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 6% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Dominican 1%
• Common ancestry: Romanian 5% Italian 2% Slovak 2%
• Foreign-born: 8% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1%

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: ▼ -287.05%
• Current HPI: 356.7273
• Rent YoY: ▲ 1.80%
• Metro: Port St. Lucie, FL
• 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

+328.1% since first listed

2 events — show timeline

• 2026-06-16 Listed $164,800 Beaches MLS
• 1997-02-21 Sold (Public Records) $38,500 Public Records

Property tax history

+5.7%/yr

Latest (2025): $549 · +5.8% YoY. Source: county tax records.