8011 SE Homestead Ave · Hobe Sound, FL 33455

$215,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 180 Days on market

Built 1980 7,145 sqft lot $187/sqft · 7% above area Est $202k · 7% over $120/mo HOA · 5% of rent

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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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +5.8/10.0
• ARV discount +4.5/15.0
• 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 MLS

This well maintained home in the Cambridge community is open and spacious with an extremely comfortable, cozy feel! Set slightly higher on a larger lot, it is surrounded by mature landscaping. The additional lot space offers many opportunities. The extra long carport can easily fit up to 3 cars, and opens to the utility/storage room with plenty of additional storage space. Highlights include a metal roof, 2021 AC, 2025 water heater, 2022 washer and dryer, new wood laminate flooring and plywood installed in 2018, vapor barrier and strapping that is up to code, and a new water pump for the automatic sprinkler system installed in 2018. Cambridge is a well-maintained, active 55+ community, where you OWN THE LAND! This home is close to Hobe Sound beaches, shopping and restaurants, and next to the public Heritage Ridge golf course. Located in PHASE 1, you can have your BOAT or RV! AND, ALL pets are welcome!

Key facts

• Metal roof
• 2021 ac
• Additional lot space

Tags

• ADDITIONAL LOT SPACE
• EXTRA LONG CARPORT
• UTILITY STORAGE ROOM
• METAL ROOF
• 2021 AC
• 2025 WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.4% 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; 20 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 40% 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 180 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $116k; list at $215k implies a 85% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (median comp): $201,500
• List price: $215,000
• Delta: 6.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7829 SE Eagle Ave	0.15mi	2/2.0	1,152 (0%)	2mo	$207,000	$180	92
7955 SE Independence Ave	0.09mi	2/2.0	1,279 (+11%)	1mo	$234,500	$183	77
8031 SE Homestead Ave	0.02mi	2/2.0	1,322 (+15%)	1mo	$169,000	$128	74
7878 SE Swan Ave	0.10mi	2/2.0	999 (-13%)	2mo	$154,000	$154	72
7184 SE Redbird Cir	0.40mi	2/2.0	1,080 (-6%)	2mo	$190,000	$176	69
7148 SE Seahawk St	0.45mi	3/2.0 (+1)	1,180 (+2%)	2mo	$205,000	$174	69
7107 SE Seahawk St	0.43mi	2/2.0	1,236 (+7%)	1mo	$215,000	$174	67
8004 SE Saratoga Dr	0.20mi	2/2.0	1,298 (+13%)	3mo	$240,000	$185	67
7850 SE Shenandoah Dr	0.24mi	2/2.0	1,293 (+12%)	2mo	$210,000	$162	66
8508 SE Swan Ave	0.48mi	2/2.0	1,248 (+8%)	1mo	$195,000	$156	63
7338 SE Redbird Cir	0.46mi	3/2.0 (+1)	1,224 (+6%)	1mo	$202,000	$165	62
8301 SE Skylark Ave	0.41mi	2/1.0	1,020 (-12%)	1mo	$213,000	$209	57

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: -6.4%
• Equity multiple: 0.77×
• Total profit: $-14,067
• Equity at exit: $32,057

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $7,026
• Equity at exit: $18,589

Cash invested: $60,200 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,325 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$130 /mo · $1,561/yr
• Insurance: −$90
• HOA: −$120
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $369

Break-even live

Break-even rent $1,857

Max offer price $215,000

Occupancy floor 79%

Sensitivity live

Price	-10% $491	-5% $430	+0% $369	+5% $308	+10% $248
Rent	-10% $186	-5% $278	+0% $369	+5% $461	+10% $553
Rate	-1.0pp $478	-0.5pp $424	base $369	+0.5pp $314	+1.0pp $257

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8002 SE Skylark Ave Hobe Sound, FL	3.0	2.0	990	$2,000	$2.02	25d	1	0.19mi
6948 SE Delegate St Hobe Sound, FL	2.0	2.0	840	$1,775	$2.11	25d	1	0.21mi
7894 SE Saratoga Dr Hobe Sound, FL	2.0	2.0	1248	$2,100	$1.68	25d	1	0.25mi
7568 SE Swan Ave Hobe Sound, FL	2.0	2.0	1052	$2,300	$2.19	25d	1	0.37mi
7030 SE Ridgeway Ter Hobe Sound, FL	3.0	2.0	1296	$2,500	$1.93	25d	1	0.37mi
7462 SE Jamestown Ter Hobe Sound, FL	2.0	2.0	1384	$2,500	$1.81	25d	1	0.53mi
7442 SE Jamestown Ter Hobe Sound, FL	2.0	2.0	1384	$1,800	$1.30	25d	1	0.57mi
7445 SE Independence Ave Hobe Sound, FL	2.0	2.0	1198	$1,900	$1.59	25d	1	0.57mi
7607 SE Hobe Ter Hobe Sound, FL	2.0	2.0	1156	$2,200	$1.90	15d	1	0.66mi
8905 SE Sandy Ln Hobe Sound, FL	2.0	2.0	1006	$1,850	$1.84	25d	1	0.88mi
8997 SE Sandy Ln Hobe Sound, FL	2.0	1.0	900	$2,000	$2.22	25d	1	0.95mi
6215 SE Georgetown Pl Hobe Sound, FL	2.0	2.0	1202	$2,600	$2.16	25d	1	1.03mi
9073 SE Hobe Ridge Ave Hobe Sound, FL	2.0	2.0	1029	$2,100	$2.04	15d	1	1.03mi
8014 SE Carlton St Hobe Sound, FL	3.0	2.0	1463	$3,500	$2.39	25d	1	1.22mi
7959 SE Woodview Ter Hobe Sound, FL	1.0	1.0	700	$1,675	$2.39	25d	4	1.32mi
7920 SE Woodview Ter Unit 792007 Hobe Sound, FL	1.0	1.0	700	$1,675	$2.39	25d	1	1.34mi
8455 SE Palm St Hobe Sound, FL	2.0	2.0	1423	$4,700	$3.30	15d	1	1.42mi
9650 SE Eagle Ave Hobe Sound, FL	2.0	2.0–2.5	1241	$2,330	$1.88	25d	5	1.49mi
8585 SE Palm St Hobe Sound, FL	2.0	2.0	1304	$10,000	$7.67	15d	1	1.49mi
8585 SE Palm St Hobe Sound, FL	2.0	2.0	1304	$10,000	$7.67	25d	1	1.49mi

HOA detail

• Monthly dues: $120 · $1,440/yr
• Likely covers: waterlandscaping

Listing history 27 events

1. 2026-06-21
   days on market $215,000 Active 180 DOM
2. 2026-06-18
   days on market $215,000 Active 177 DOM
3. 2026-06-17
   days on market $215,000 Active 176 DOM
4. 2026-06-16
   days on market $215,000 Active 175 DOM
5. 2026-06-15
   days on market $215,000 Active 174 DOM
6. 2026-06-14
   days on market $215,000 Active 172 DOM
7. 2026-06-13
   days on market $215,000 Active 171 DOM
8. 2026-06-10
   days on market $215,000 Active 169 DOM
9. 2026-06-09
   days on market $215,000 Active 168 DOM
10. 2026-06-08
    days on market $215,000 Active 167 DOM
11. 2026-06-07
    days on market $215,000 Active 166 DOM
12. 2026-06-03
    days on market $215,000 Active 162 DOM
13. 2026-06-02
    days on market $215,000 Active 161 DOM
14. 2026-06-01
    days on market $215,000 Active 160 DOM
15. 2026-05-31
    days on market $215,000 Active 159 DOM
16. 2026-05-31
    days on market $215,000 Active 158 DOM
17. 2026-01-09
    price $230,000 927-char remark

    Show marketing remark (927 chars)

    This well maintained home in the Cambridge community is open and spacious with an extremely comfortable, cozy feel! Set slightly higher on a larger lot, it is surrounded by mature landscaping. The additional lot space offers many opportunities. The extra long carport can easily fit up to 3 cars, and opens to the utility/storage room with plenty of additional storage space. Highlights include a metal roof, 2021 AC, 2025 water heater, 2022 washer and dryer, new wood laminate flooring and plywood installed in 2018, vapor barrier and strapping that is up to code, and a new water pump for the automatic sprinkler system installed in 2018. Cambridge is a well-maintained, active 55+ community, where you OWN THE LAND! This home is close to Hobe Sound beaches, shopping and restaurants, and next to the public Heritage Ridge golf course. Located in PHASE 1, you can have your BOAT or RV! AND, ALL pets are welcome!

18. 2025-12-22
    listed $245,000 Active 927-char remark

    Show marketing remark (927 chars)

    This well maintained home in the Cambridge community is open and spacious with an extremely comfortable, cozy feel! Set slightly higher on a larger lot, it is surrounded by mature landscaping. The additional lot space offers many opportunities. The extra long carport can easily fit up to 3 cars, and opens to the utility/storage room with plenty of additional storage space. Highlights include a metal roof, 2021 AC, 2025 water heater, 2022 washer and dryer, new wood laminate flooring and plywood installed in 2018, vapor barrier and strapping that is up to code, and a new water pump for the automatic sprinkler system installed in 2018. Cambridge is a well-maintained, active 55+ community, where you OWN THE LAND! This home is close to Hobe Sound beaches, shopping and restaurants, and next to the public Heritage Ridge golf course. Located in PHASE 1, you can have your BOAT or RV! AND, ALL pets are welcome!

19. 2016-12-20
    soldstatus $116,000
20. 2016-12-14
    soldstatus $116,000 Closed 409-char remark

    Show marketing remark (409 chars)

    Fabulous 2/2 w/many touches of HGTV! Remodeled Kitchen w/upgraded Black appliances. Newer int. paint, larger utility room w/sink, oversized lot w/ lots of upgraded landscaping. Front Fla w/AC. No disappointment in showing this home. Cambridge places 1st again for #1manufactured home community. Very Active w/dinner dances, bbq's, shows. Community heated pool. Close to Restaurants, beaches, shopping and I-95

21. 2016-09-30
    status Pending 409-char remark

    Show marketing remark (409 chars)

    Fabulous 2/2 w/many touches of HGTV! Remodeled Kitchen w/upgraded Black appliances. Newer int. paint, larger utility room w/sink, oversized lot w/ lots of upgraded landscaping. Front Fla w/AC. No disappointment in showing this home. Cambridge places 1st again for #1manufactured home community. Very Active w/dinner dances, bbq's, shows. Community heated pool. Close to Restaurants, beaches, shopping and I-95

22. 2016-09-19
    price $119,900 409-char remark

    Show marketing remark (409 chars)

    Fabulous 2/2 w/many touches of HGTV! Remodeled Kitchen w/upgraded Black appliances. Newer int. paint, larger utility room w/sink, oversized lot w/ lots of upgraded landscaping. Front Fla w/AC. No disappointment in showing this home. Cambridge places 1st again for #1manufactured home community. Very Active w/dinner dances, bbq's, shows. Community heated pool. Close to Restaurants, beaches, shopping and I-95

23. 2016-09-19
    listed $199,900 Active 409-char remark

    Show marketing remark (409 chars)

    Fabulous 2/2 w/many touches of HGTV! Remodeled Kitchen w/upgraded Black appliances. Newer int. paint, larger utility room w/sink, oversized lot w/ lots of upgraded landscaping. Front Fla w/AC. No disappointment in showing this home. Cambridge places 1st again for #1manufactured home community. Very Active w/dinner dances, bbq's, shows. Community heated pool. Close to Restaurants, beaches, shopping and I-95

24. 2006-01-13
    soldstatus $117,000
25. 2006-01-11
    price $129,900
26. 2006-01-11
    soldstatus $117,000
27. 2005-08-29
    listed $117,000

ⓘ 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: $1,561 · $130/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$224/yr (+$19/mo · 14.4%)

ⓘ 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: $27,895
• − Mortgage interest: −$12,043
• − Property taxes: −$1,561
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − HOA: −$1,440
• − Depreciation: −$6,255
• Taxable income: $1,059
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $4,178/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

+96.6% since first listed

11 events — show timeline

• 2026-01-09 Price Changed $230,000 Beaches MLS
• 2025-12-22 Listed $245,000 Beaches MLS
• 2016-12-20 Sold (Public Records) $116,000 Public Records
• 2016-12-14 Sold (MLS) $116,000 Beaches MLS
• 2016-09-30 Pending — Beaches MLS
• 2016-09-19 Price Changed $119,900 Beaches MLS
• 2016-09-19 Listed $199,900 Beaches MLS
• 2006-01-13 Sold (Public Records) $117,000 Public Records
• 2006-01-11 Sold (MLS) $117,000 MCRTC
• 2006-01-11 Price Changed $129,900 MCRTC
• 2005-08-29 Listed $117,000 MCRTC

Property tax history

+7.9%/yr

Latest (2025): $1,561 · +0.6% YoY. Source: county tax records.