8079 SE Eagle Ave · Hobe Sound, FL 33455

$134,900

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 40 Days on market

Built 1974 Est $193k · 30% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor / Builder Special & acirc; & euro; & ldquo; Redevelopment Opportunity Rare opportunity for experienced investors, builders, or entrepreneurs seeking a redevelopment project in Hobe Sound. This double-wide manufactured home (962 sq ft) with two enclosed porches and an attached shed sits on a 7,362 sq ft corner lot. Located within approximately 10 miles of area beaches and near a Publix shopping center at the entrance to the Ridgeway community (constructed approx. 5 years ago). No HOA. Optional access to community amenities (clubhouse, pool, shuffleboard, etc. ) is available for a nominal annual fee. All-ages community. Property is being sold strictly as-is, where-is.

Key facts

• Attached shed
• Corner lot
• Two enclosed porches

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• TWO ENCLOSED PORCHES
• ATTACHED SHED
• CORNER LOT
• NEAR A PUBLIX SHOPPING CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $956 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 3.3% 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: Sea Wind Elementary School (math 43% / reading 46%, grade F, #1,288 of 2,144 statewide, top 62%, 501 students, 72% 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 64% FRL vs 41% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 283 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 41% 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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.79% ✓
• Cap rate: 14.80%
• Cash-on-cash: 30.38%
• DSCR: 2.35
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $192,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8217 SE Swan Ave	0.12mi	2/2.0 (-1)	960 (0%)	2mo	$196,000	$204	88
6900 SE Congress St	0.31mi	2/2.0 (-1)	960 (0%)	3mo	$138,000	$144	78
8001 SE Shenandoah Dr	0.26mi	2/2.0 (-1)	960 (0%)	7mo	$180,000	$188	77
7878 SE Swan Ave	0.22mi	2/2.0 (-1)	999 (+4%)	2mo	$154,000	$154	77
8500 SE Eagle Ave	0.39mi	2/2.0 (-1)	960 (0%)	4mo	$135,000	$141	73
8301 SE Skylark Ave	0.27mi	2/1.0 (-1)	1,020 (+6%)	1mo	$213,000	$209	67
7667 SE Swan Ave	0.39mi	2/1.0 (-1)	920 (-4%)	1mo	$185,000	$201	65
7749 SE Eagle Ave	0.29mi	2/2.0 (-1)	896 (-7%)	8mo	$210,000	$234	64
7359 SE Eagle Ave	0.66mi	2/2.0 (-1)	958 (-0%)	2mo	$220,000	$230	63
7184 SE Redbird Cir	0.32mi	2/2.0 (-1)	1,080 (+12%)	2mo	$190,000	$176	58
7690 SE Eagle Ave	0.35mi	3/1.0	1,056 (+10%)	8mo	$150,000	$142	56
7398 SE Swan Ave	0.64mi	2/2.0 (-1)	840 (-12%)	5mo	$208,000	$248	40

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: 23.7%
• Equity multiple: 1.96×
• Total profit: $36,213
• Equity at exit: $20,114

10-year hold

• IRR: 30.8%
• Equity multiple: 3.61×
• Total profit: $98,603
• Equity at exit: $11,664

Cash invested: $37,772 (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: 283
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,421 high
• Mortgage (P&I): −$707
• Tax from tax record: −$192 /mo · $2,309/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $956

Break-even live

Break-even rent $1,210

Max offer price $134,900

Occupancy floor 55%

Sensitivity live

Price	-10% $1,033	-5% $995	+0% $956	+5% $918	+10% $880
Rent	-10% $765	-5% $861	+0% $956	+5% $1,052	+10% $1,148
Rate	-1.0pp $1,024	-0.5pp $991	base $956	+0.5pp $921	+1.0pp $886

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8160 SE Eagle Ave Hobe Sound, FL	2.0	1.0	672	$1,600	$2.38	25d	1	0.07mi
8002 SE Skylark Ave Hobe Sound, FL	3.0	2.0	990	$2,000	$2.02	25d	1	0.09mi
6948 SE Delegate St Hobe Sound, FL	2.0	2.0	840	$1,775	$2.11	25d	1	0.24mi
7109 SE Ridgeway Ter Hobe Sound, FL	2.0	1.0	624	$1,600	$2.56	23d	1	0.25mi
7568 SE Swan Ave Hobe Sound, FL	2.0	2.0	1052	$2,300	$2.19	25d	1	0.48mi
8905 SE Sandy Ln Hobe Sound, FL	2.0	2.0	1006	$1,850	$1.84	25d	1	0.75mi
8997 SE Sandy Ln Hobe Sound, FL	2.0	1.0	900	$2,000	$2.22	25d	1	0.82mi
9073 SE Hobe Ridge Ave Hobe Sound, FL	2.0	2.0	1029	$2,100	$2.04	15d	1	0.90mi

Listing history 17 events

1. 2026-06-21
   days on market $134,900 Active 40 DOM
2. 2026-06-18
   days on market $134,900 Active 37 DOM
3. 2026-06-17
   days on market $134,900 Active 36 DOM
4. 2026-06-16
   days on market $134,900 Active 35 DOM
5. 2026-06-15
   days on market $134,900 Active 34 DOM
6. 2026-06-14
   days on market $134,900 Active 32 DOM
7. 2026-06-13
   days on market $134,900 Active 31 DOM
8. 2026-06-10
   days on market $134,900 Active 29 DOM
9. 2026-06-09
   days on market $134,900 Active 28 DOM
10. 2026-06-08
    days on market $134,900 Active 27 DOM
11. 2026-06-07
    days on market $134,900 Active 26 DOM
12. 2026-06-03
    days on market $134,900 Active 22 DOM
13. 2026-06-02
    days on market $134,900 Active 21 DOM
14. 2026-06-01
    days on market $134,900 Active 20 DOM
15. 2026-05-31
    days on market $134,900 Active 19 DOM
16. 2026-05-31
    days on market $134,900 Active 18 DOM
17. 2026-05-12
    listed $134,900 Active 1416-char remark

ⓘ 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: $2,309 · $192/mo
• Projected year-2 tax: $2,309 · $192/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,049
• − Mortgage interest: −$7,556
• − Property taxes: −$2,309
• − Insurance: −$674
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − Depreciation: −$3,924
• Taxable income: $9,937
• Est. tax owed @ 24.0%: −$2,385
• After-tax cash flow: $9,091/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

1 event — show timeline

• 2026-05-12 Listed $134,900 FSBO.com

Property tax history

+15.5%/yr

Latest (2025): $2,309 · +4.9% YoY. Source: county tax records.