8333 SE Sandy Ln · Hobe Sound, FL 33455

$195,000

2 bd · 1.5 ba · 912 sqft · Manufactured public records · 81 Days on market

Built 2017 5,006 sqft lot Est $171k · 14% 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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +5.6/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Ideal for Investor looking to have tenant in place. The property offers voluntary HOA payments with no HOA restrictions (RARE), giving you the flexibility and freedom to make it your own.

Key facts

• Spacious open patio
• No hoa restrictions
• 5,006 sq ft lot

Tags

• OPEN LIVING AND DINING AREA
• FOYER WITH WASHER AND DRYER
• SPACIOUS OPEN PATIO
• VOLUNTARY HOA PAYMENTS
• NO HOA RESTRICTIONS

Property features AI

Finance

• Financial info: Pets allowed without restrictions
• HOA & community: Community clubhouse; Community pool; Shuffleboard court; Bocce ball; Has association

Exterior

• Parking: Open parking; RV access/parking
• Security: Smoke detectors; Owned security system
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Manufactured home; Multi/split levels; Entry-level living area; Faces southwest
• Construction: Vinyl siding; Modular construction; Shingle/composition roof; 1 story
• Exterior features: Open patio; Patio; Paved road access; Room for a pool; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Walk-in closets; Split bedroom layout; Closet cabinetry; Blinds on windows
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 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 35% 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 $6k 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 81 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $195k implies a 680% 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 $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.06% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.54%
• DSCR: 1.38
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $171,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8435 SE Wren Ave	0.11mi	2/2.0	888 (-3%)	14mo	$135,000	$152	77
8500 SE Eagle Ave	0.19mi	2/2.0	960 (+5%)	4mo	$135,000	$141	76
8217 SE Swan Ave	0.27mi	2/2.0	960 (+5%)	2mo	$196,000	$204	75
8301 SE Skylark Ave	0.07mi	2/1.0	1,020 (+12%)	1mo	$213,000	$209	74
6900 SE Congress St	0.49mi	2/2.0	960 (+5%)	3mo	$138,000	$144	64
7667 SE Swan Ave	0.71mi	2/1.0	920 (+1%)	1mo	$185,000	$201	62
7749 SE Eagle Ave	0.61mi	2/2.0	896 (-2%)	7mo	$210,000	$234	61
8001 SE Shenandoah Dr	0.58mi	2/2.0	960 (+5%)	7mo	$180,000	$188	57
7142 SE Bluebird Cir	0.43mi	2/2.0	840 (-8%)	11mo	$120,000	$143	56
7878 SE Swan Ave	0.55mi	2/2.0	999 (+10%)	2mo	$154,000	$154	55
7058 SE Delegate St	0.39mi	2/2.0	1,008 (+10%)	11mo	$175,000	$174	53
7620 SE Eagle Ave	0.73mi	2/2.0	922 (+1%)	14mo	$195,000	$211	50

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-9,346
• Equity at exit: $29,075

10-year hold

• IRR: 3.7%
• Equity multiple: 1.25×
• Total profit: $13,731
• Equity at exit: $16,860

Cash invested: $54,600 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$137 /mo · $1,645/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $389

Break-even live

Break-even rent $1,571

Max offer price $195,000

Occupancy floor 76%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	23d	1	0.27mi
7109 SE Ridgeway Ter Hobe Sound, FL	2.0	1.0	624	$1,600	$2.56	21d	1	0.29mi
8002 SE Skylark Ave Hobe Sound, FL	3.0	2.0	990	$2,000	$2.02	23d	1	0.32mi
8905 SE Sandy Ln Hobe Sound, FL	2.0	2.0	1006	$1,850	$1.84	23d	1	0.45mi
6948 SE Delegate St Hobe Sound, FL	2.0	2.0	840	$1,775	$2.11	23d	1	0.45mi
8997 SE Sandy Ln Hobe Sound, FL	2.0	1.0	900	$2,000	$2.22	23d	1	0.52mi
9073 SE Hobe Ridge Ave Hobe Sound, FL	2.0	2.0	1029	$2,100	$2.04	14d	1	0.59mi
7568 SE Swan Ave Hobe Sound, FL	2.0	2.0	1052	$2,300	$2.19	23d	1	0.79mi
7959 SE Woodview Ter Hobe Sound, FL	1.0	1.0	700	$1,675	$2.39	23d	4	0.90mi
7920 SE Woodview Ter Unit 792007 Hobe Sound, FL	1.0	1.0	700	$1,675	$2.39	23d	1	0.93mi
8005 SE Villa Cir Hobe Sound, FL	2.0	2.0	1026	$1,850	$1.80	23d	1	1.29mi
8042 SE Villa Cir Unit 8042 Hobe Sound, FL	2.0	2.0	1026	$1,950	$1.90	23d	1	1.33mi

Listing history 17 events

1. 2026-06-19
   price $195,000 Active 81 DOM
2. 2026-06-18
   days on market $199,900 Active 81 DOM
3. 2026-06-17
   days on market $199,900 Active 80 DOM
4. 2026-06-16
   days on market $199,900 Active 79 DOM
5. 2026-06-15
   days on market $199,900 Active 78 DOM
6. 2026-06-14
   days on market $199,900 Active 76 DOM
7. 2026-06-13
   days on market $199,900 Active 75 DOM
8. 2026-06-10
   days on market $199,900 Active 73 DOM
9. 2026-06-09
   days on market $199,900 Active 72 DOM
10. 2026-06-08
    days on market $199,900 Active 71 DOM
11. 2026-06-07
    days on market $199,900 Active 70 DOM
12. 2026-06-03
    days on market $199,900 Active 66 DOM
13. 2026-06-02
    days on market $199,900 Active 65 DOM
14. 2026-06-01
    days on market $199,900 Active 64 DOM
15. 2026-05-31
    days on market $199,900 Active 63 DOM
16. 2026-05-31
    remarks 187-char remark
17. 2026-05-31
    listed $199,900 Active 62 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: $1,645 · $137/mo
• Projected year-2 tax: $1,645 · $137/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 · 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: $24,752
• − Mortgage interest: −$10,923
• − Property taxes: −$1,645
• − Insurance: −$975
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − Depreciation: −$5,673
• Taxable income: $1,576
• Est. tax owed @ 24.0%: −$378
• After-tax cash flow: $4,285/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

+626.9% since first listed

30 events — show timeline

• 2026-05-30 Relisted — Beaches MLS
• 2026-02-18 Listing Removed — Beaches MLS
• 2026-01-28 Price Changed $199,900 Beaches MLS
• 2026-01-15 Price Changed $209,900 Beaches MLS
• 2026-01-09 Price Changed $214,900 Beaches MLS
• 2025-12-18 Listed $219,900 Beaches MLS
• 2016-06-26 Listing Removed — MCRTC
• 2016-06-26 Listing Removed — MCRTC
• 2016-06-26 Listing Removed — MCRTC
• 2016-06-26 Listing Removed — MCRTC
• 2016-02-15 Sold (Public Records) $25,000 Public Records
• 2016-02-12 Sold (MLS) $25,000 Beaches MLS
• 2016-02-09 Pending — Beaches MLS
• 2016-01-25 Listing Removed — Beaches MLS
• 2016-01-16 Listed $29,000 Beaches MLS
• 2016-01-16 Listed $29,000 Beaches MLS
• 2015-06-10 Sold (Public Records) $19,000 Public Records
• 2015-06-09 Sold (MLS) $19,000 Beaches MLS
• 2015-06-01 Contingent — Beaches MLS
• 2015-04-09 Relisted — Beaches MLS
• 2015-03-31 Contingent — Beaches MLS
• 2015-03-10 Listed $22,900 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2009-01-01 Listed $38,500 MCRTC
• 2008-01-09 Listed $44,900 MCRTC
• 2006-10-20 Listed $44,900 MCRTC
• 2005-06-17 Sold (Public Records) $28,100 Public Records
• 2005-01-18 Listed $45,000 Beaches MLS
• 2005-01-15 Listed $30,000 MCRTC
• 1991-04-12 Sold (Public Records) $27,500 Public Records

Property tax history

+20.0%/yr

Latest (2025): $1,645 · +3.0% YoY. Source: county tax records.