7750 SE Shenandoah Dr · Hobe Sound, FL 33455

$249,000

2 bd · 2.0 ba · 1,523 sqft · Manufactured public records · 47 Days on market

Built 1985 6,363 sqft lot $163/sqft · 11% above area Est $224k · 11% over $125/mo HOA · 5% of rent

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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).

• Cash flow +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +5.0/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2/2 Oversized Palm Harbor model on this fabulous corner lot. 55+ and you own the land! Newly remodeled Granite kitchen with SS appliances, Utility room updated with newer W/ D and sink, added insulation to the ceiling & walls. There is a 6'' privacy fence surrounding the entire back yard. Patio on back of home. Family room with wet bar and large living room with bay windows. They sellers have added and extra driveway to conveniently park 2 vehicles. Cambridge is next to an 18 hole championship golf course designed by Tom Fazio. Heritage Ridge Golf Course is a public course. Very active community with heated pool, clubhouse with dinner dances, bbq's entertainment & more. Just minutes to the beaches, boat ramps, shopping, dining and I-95.

Key facts

• Renovated baths
• Renovated kitchen
• New appliances

Tags

• IMPACT WINDOWS
• RENOVATED KITCHEN
• GRANITE
• DOUBLE OVENS
• NEW APPLIANCES
• RENOVATED BATHS

Property features AI

Finance

• Other: Pets allowed with no restrictions
• Financial info: No land lease
• HOA & community: Community association (HRSPOA Cambridge); HOA dues $125 per month; HOA covers cable TV, common areas, common real estate tax, and reserve funds; Community amenities include clubhouse, pool, billiard room, shuffleboard court, golf course access, manager on site, community room, sidewalks, and street lights; Senior community

Exterior

• Parking: Attached carport (1 covered space); Driveway parking with a total of 2 parking spaces; Carport
• Security: Closed-circuit cameras; Fire alarm; Smoke detectors
• Utilities: Public water; Public sewer; 150 amp electrical service; Sewer and water available
• Home design: Manufactured home (double wide); One-story; Entry level living area; Faces southeast
• Construction: Modular construction; Composition/shingle roof; Built on foundation with aluminum skirt; Resale condition; 1,523 living area (public records)
• Exterior features: Covered patio and porch; Backyard with fencing; Outbuilding/shed for storage; Aluminum skirting; Accessible approach with ramp

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Built-in features; Kitchen island; Wet bar; Walk-in closets; Blinds; Skylights
• Laundry & utility: Interior laundry room with washer and dryer hookups; Laundry sink; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (0.1% below list).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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 60% FRL vs 41% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 279 active listings in the ZIP; 12 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 42% 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 47 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $241,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (median comp): $223,913
• List price: $249,000
• Delta: 11.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7843 SE Saratoga Dr	0.07mi	2/2.0	1,505 (-1%)	1mo	$230,000	$153	94
7924 SE Saratoga Dr	0.15mi	2/2.0	1,513 (-1%)	2mo	$285,000	$188	90
7874 SE Saratoga Dr	0.11mi	2/2.0	1,485 (-2%)	1mo	$225,000	$152	90
7660 SE Shenandoah Dr SE	0.11mi	2/2.0	1,475 (-3%)	2mo	$236,000	$160	88
7630 SE Shenandoah Dr	0.14mi	3/2.0 (+1)	1,531 (+0%)	1mo	$185,000	$121	87
7526 SE Independence Ave	0.23mi	2/2.0	1,454 (-4%)	4mo	$245,000	$169	78
7560 SE Eagle Ave	0.20mi	2/2.0	1,416 (-7%)	6mo	$185,000	$131	74
6985 SE Amendment St	0.37mi	3/2.0 (+1)	1,520 (-0%)	5mo	$196,000	$129	74
6910 SE Congress St	0.49mi	2/2.0	1,620 (+6%)	4mo	$215,000	$133	63
8004 SE Saratoga Dr	0.22mi	2/2.0	1,298 (-15%)	3mo	$240,000	$185	62
8031 SE Homestead Ave	0.33mi	2/2.0	1,322 (-13%)	1mo	$169,000	$128	62
8199 SE Eagle Ave	0.55mi	3/2.0 (+1)	1,358 (-11%)	3mo	$260,000	$191	48

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: -8.7%
• Equity multiple: 0.69×
• Total profit: $-21,907
• Equity at exit: $37,127

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-3,451
• Equity at exit: $21,529

Cash invested: $69,720 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,489 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$95 /mo · $1,141/yr
• Insurance: −$104
• HOA: −$125
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $336

Break-even live

Break-even rent $2,063

Max offer price $249,000

Occupancy floor 81%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7894 SE Saratoga Dr Hobe Sound, FL	2.0	2.0	1248	$2,100	$1.68	23d	1	0.11mi
7568 SE Swan Ave Hobe Sound, FL	2.0	2.0	1052	$2,300	$2.19	23d	1	0.17mi
7462 SE Jamestown Ter Hobe Sound, FL	2.0	2.0	1384	$2,500	$1.81	23d	1	0.25mi
7442 SE Jamestown Ter Hobe Sound, FL	2.0	2.0	1384	$1,800	$1.30	23d	1	0.30mi
7445 SE Independence Ave Hobe Sound, FL	2.0	2.0	1198	$1,900	$1.59	23d	1	0.33mi
7030 SE Ridgeway Ter Hobe Sound, FL	3.0	2.0	1296	$2,500	$1.93	23d	1	0.62mi
6845 SE Bunker Hill Dr Hobe Sound, FL	2.0	2.0	1552	$3,500	$2.26	14d	1	0.72mi
6024 SE Crooked Oak Ave Hobe Sound, FL	3.0	2.0	1800	$3,200	$1.78	23d	1	0.72mi
6215 SE Georgetown Pl Hobe Sound, FL	2.0	2.0	1202	$2,600	$2.16	23d	1	0.75mi
8350 SE Sweetbay Dr Hobe Sound, FL	2.0	2.0	1606	$3,500	$2.18	23d	1	0.80mi
7607 SE Hobe Ter Hobe Sound, FL	2.0	2.0	1156	$2,200	$1.90	14d	1	0.94mi
8014 SE Carlton St Hobe Sound, FL	3.0	2.0	1463	$3,500	$2.39	23d	1	1.50mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: pool

Listing history 32 events

1. 2026-06-18
   days on market $249,000 Active 47 DOM
2. 2026-06-17
   days on market $249,000 Active 46 DOM
3. 2026-06-16
   days on market $249,000 Active 45 DOM
4. 2026-06-15
   days on market $249,000 Active 44 DOM
5. 2026-06-14
   days on market $249,000 Active 42 DOM
6. 2026-06-13
   days on market $249,000 Active 41 DOM
7. 2026-06-10
   days on market $249,000 Active 39 DOM
8. 2026-06-09
   days on market $249,000 Active 38 DOM
9. 2026-06-08
   days on market $249,000 Active 37 DOM
10. 2026-06-07
    days on market $249,000 Active 36 DOM
11. 2026-06-03
    days on market $249,000 Active 32 DOM
12. 2026-06-02
    days on market $249,000 Active 31 DOM
13. 2026-06-01
    days on market $249,000 Active 30 DOM
14. 2026-05-31
    days on market $249,000 Active 29 DOM
15. 2026-05-31
    days on market $249,000 Active 28 DOM
16. 2026-05-02
    listed $249,000 Active 800-char remark
17. 2026-05-01
    historical
18. 2026-04-28
    price $249,000
19. 2026-03-16
    price $275,000
20. 2026-03-16
    price $284,900
21. 2026-03-05
    listed $294,900 Active
22. 2022-08-08
    soldstatus $285,000 Closed

    Show marketing remark (759 chars)

    2/2 Oversized Palm Harbor model on this fabulous corner lot. 55+ and you own the land! Newly remodeled Granite kitchen with SS appliances, Utility room updated with newer W/ D and sink, added insulation to the ceiling & walls. There is a 6'' privacy fence surrounding the entire back yard. Patio on back of home. Family room with wet bar and large living room with bay windows. They sellers have added and extra driveway to conveniently park 2 vehicles. Cambridge is next to an 18 hole championship golf course designed by Tom Fazio. Heritage Ridge Golf Course is a public course. Very active community with heated pool, clubhouse with dinner dances, bbq's entertainment & more. Just minutes to the beaches, boat ramps, shopping, dining and I-95.

23. 2022-08-08
    soldstatus $285,000

    Show marketing remark (759 chars)

    2/2 Oversized Palm Harbor model on this fabulous corner lot. 55+ and you own the land! Newly remodeled Granite kitchen with SS appliances, Utility room updated with newer W/ D and sink, added insulation to the ceiling & walls. There is a 6'' privacy fence surrounding the entire back yard. Patio on back of home. Family room with wet bar and large living room with bay windows. They sellers have added and extra driveway to conveniently park 2 vehicles. Cambridge is next to an 18 hole championship golf course designed by Tom Fazio. Heritage Ridge Golf Course is a public course. Very active community with heated pool, clubhouse with dinner dances, bbq's entertainment & more. Just minutes to the beaches, boat ramps, shopping, dining and I-95.

24. 2022-06-28
    status Pending

    Show marketing remark (759 chars)

    2/2 Oversized Palm Harbor model on this fabulous corner lot. 55+ and you own the land! Newly remodeled Granite kitchen with SS appliances, Utility room updated with newer W/ D and sink, added insulation to the ceiling & walls. There is a 6'' privacy fence surrounding the entire back yard. Patio on back of home. Family room with wet bar and large living room with bay windows. They sellers have added and extra driveway to conveniently park 2 vehicles. Cambridge is next to an 18 hole championship golf course designed by Tom Fazio. Heritage Ridge Golf Course is a public course. Very active community with heated pool, clubhouse with dinner dances, bbq's entertainment & more. Just minutes to the beaches, boat ramps, shopping, dining and I-95.

25. 2022-06-07
    status Active

    Show marketing remark (759 chars)

    2/2 Oversized Palm Harbor model on this fabulous corner lot. 55+ and you own the land! Newly remodeled Granite kitchen with SS appliances, Utility room updated with newer W/ D and sink, added insulation to the ceiling & walls. There is a 6'' privacy fence surrounding the entire back yard. Patio on back of home. Family room with wet bar and large living room with bay windows. They sellers have added and extra driveway to conveniently park 2 vehicles. Cambridge is next to an 18 hole championship golf course designed by Tom Fazio. Heritage Ridge Golf Course is a public course. Very active community with heated pool, clubhouse with dinner dances, bbq's entertainment & more. Just minutes to the beaches, boat ramps, shopping, dining and I-95.

26. 2022-06-06
    historical Active Under Contract

    Show marketing remark (759 chars)

    2/2 Oversized Palm Harbor model on this fabulous corner lot. 55+ and you own the land! Newly remodeled Granite kitchen with SS appliances, Utility room updated with newer W/ D and sink, added insulation to the ceiling & walls. There is a 6'' privacy fence surrounding the entire back yard. Patio on back of home. Family room with wet bar and large living room with bay windows. They sellers have added and extra driveway to conveniently park 2 vehicles. Cambridge is next to an 18 hole championship golf course designed by Tom Fazio. Heritage Ridge Golf Course is a public course. Very active community with heated pool, clubhouse with dinner dances, bbq's entertainment & more. Just minutes to the beaches, boat ramps, shopping, dining and I-95.

27. 2022-05-17
    listed $295,000 Active

    Show marketing remark (759 chars)

    2/2 Oversized Palm Harbor model on this fabulous corner lot. 55+ and you own the land! Newly remodeled Granite kitchen with SS appliances, Utility room updated with newer W/ D and sink, added insulation to the ceiling & walls. There is a 6'' privacy fence surrounding the entire back yard. Patio on back of home. Family room with wet bar and large living room with bay windows. They sellers have added and extra driveway to conveniently park 2 vehicles. Cambridge is next to an 18 hole championship golf course designed by Tom Fazio. Heritage Ridge Golf Course is a public course. Very active community with heated pool, clubhouse with dinner dances, bbq's entertainment & more. Just minutes to the beaches, boat ramps, shopping, dining and I-95.

28. 2019-06-05
    soldstatus $145,000
29. 2019-05-31
    soldstatus $145,000 Closed
30. 2019-04-16
    status Pending
31. 2019-04-03
    listed $145,000 Active
32. 1986-02-01
    soldstatus $20,100

ⓘ 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: $1,141 · $95/mo
• Projected year-2 tax: $2,067 · $172/mo
• Expected delta: +$926/yr (+$77/mo · 81.1%)

ⓘ 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 2/10 Low
• 🌡 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: $29,865
• − Mortgage interest: −$13,948
• − Property taxes: −$1,141
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − HOA: −$1,500
• − Depreciation: −$7,244
• Taxable income: $9
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $4,036/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

+1138.8% since first listed

17 events — show timeline

• 2026-05-02 Listed $249,000 Beaches MLS
• 2026-05-01 Listing Removed — Beaches MLS
• 2026-04-28 Price Changed $249,000 Beaches MLS
• 2026-03-16 Price Changed $275,000 Beaches MLS
• 2026-03-16 Price Changed $284,900 Beaches MLS
• 2026-03-05 Listed $294,900 Beaches MLS
• 2022-08-08 Sold (Public Records) $285,000 Public Records
• 2022-08-08 Sold (MLS) $285,000 Beaches MLS
• 2022-06-28 Pending — Beaches MLS
• 2022-06-07 Relisted — Beaches MLS
• 2022-06-06 Contingent — Beaches MLS
• 2022-05-17 Listed $295,000 Beaches MLS
• 2019-06-05 Sold (Public Records) $145,000 Public Records
• 2019-05-31 Sold (MLS) $145,000 Beaches MLS
• 2019-04-16 Pending — Beaches MLS
• 2019-04-03 Listed $145,000 Beaches MLS
• 1986-02-01 Sold (Public Records) $20,100 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,141 · +1.3% YoY. Source: county tax records.