7667 SE Sugar Sand Cir · Hobe Sound, FL 33455

$260,000

2 bd · 2.0 ba · 1,119 sqft · SingleFamily public records · 119 Days on market

Built 1987 1,890 sqft lot $232/sqft · 25% below area Est $349k · 25% under $498/mo HOA · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +6.8/30.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

$15,000 seller's credit close by June 1, 2026. Come see this 2 bedroom, 2 bathroom, 1 car garage with a newer metal roof, newer A/C, 55+ villa that even has boat/RV/trailer storage options within the community! This home is ready for your personal touch!

Key facts

• 1,890 sq ft lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-403 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (6.7% below list).
• Recommended offer: $189k (27.4% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 3.5% in Hobe Sound — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising (+1.8%/yr); 279 active listings in the ZIP; 22 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 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 $2k of loan paydown is wiped out by about $8k 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 119 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; list at $260k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,727 (27.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.65%
• DSCR: 0.70
• GRM: 8.9

CMA / ARV

• ARV (median comp): $348,969
• List price: $260,000
• Delta: -25.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7707 SE Sugar Sand Cir	0.06mi	2/2.0	1,119 (0%)	8mo	$350,000	$313	90
7821 SE Sugar Sand Cir	0.16mi	2/2.0	1,119 (0%)	5mo	$352,000	$315	88
8072 SE Helen Ter	0.23mi	2/2.0	1,134 (+1%)	16mo	$399,000	$352	74
8685 SE Keathley Ct	0.47mi	3/2.0 (+1)	1,118 (-0%)	6mo	$408,000	$365	68
8935 SE Hobe Ridge Ave #8935	0.27mi	2/2.0	1,156 (+3%)	18mo	$205,500	$178	67
8913 SE Sandridge Ave	0.30mi	2/2.0	1,260 (+13%)	2mo	$425,000	$337	64
7909 SE Villa Cir	0.61mi	2/2.0	1,026 (-8%)	2mo	$230,000	$224	56
7993 SE Villa Cir #2715	0.56mi	2/2.0	1,026 (-8%)	10mo	$200,000	$195	52
8182 SE Villa Way	0.59mi	2/2.0	1,026 (-8%)	11mo	$200,000	$195	49
7917 SE Villa Cir	0.62mi	2/2.0	1,026 (-8%)	11mo	$215,000	$210	48
8681 SE Eagle Ave	0.49mi	3/2.0 (+1)	1,228 (+10%)	9mo	$450,000	$366	48
7348 SE Bruce Ter	0.49mi	3/2.0 (+1)	1,269 (+13%)	21mo	$570,000	$449	33

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: -29.4%
• Equity multiple: 0.03×
• Total profit: $-70,364
• Equity at exit: $38,767

10-year hold

• IRR: -37.4%
• Equity multiple: -0.44×
• Total profit: $-104,497
• Equity at exit: $22,480

Cash invested: $72,800 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,425 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$350 /mo · $4,195/yr
• Insurance: −$108
• HOA: −$498
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-403

Break-even live

Break-even rent $2,936

Max offer price $188,727

Occupancy floor —

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7959 SE Woodview Ter Hobe Sound, FL	1.0	1.0	700	$1,675	$2.39	23d	4	0.15mi
8014 SE Carlton St Hobe Sound, FL	3.0	2.0	1463	$3,500	$2.39	23d	1	0.15mi
9073 SE Hobe Ridge Ave Hobe Sound, FL	2.0	2.0	1029	$2,100	$2.04	14d	1	0.16mi
7920 SE Woodview Ter Unit 792007 Hobe Sound, FL	1.0	1.0	700	$1,675	$2.39	23d	1	0.18mi
8997 SE Sandy Ln Hobe Sound, FL	2.0	1.0	900	$2,000	$2.22	23d	1	0.23mi
8905 SE Sandy Ln Hobe Sound, FL	2.0	2.0	1006	$1,850	$1.84	23d	1	0.31mi
9650 SE Eagle Ave Hobe Sound, FL	2.0	2.0–2.5	1241	$2,330	$1.88	23d	5	0.40mi
9627 Crest Ct Hobe Sound, FL	2.0	2.0	1400	$2,500	$1.79	14d	1	0.42mi
8455 SE Palm St Hobe Sound, FL	2.0	2.0	1423	$4,700	$3.30	14d	1	0.52mi
7607 SE Hobe Ter Hobe Sound, FL	2.0	2.0	1156	$2,200	$1.90	14d	1	0.54mi
8005 SE Villa Cir Hobe Sound, FL	2.0	2.0	1026	$1,850	$1.80	23d	1	0.54mi
8042 SE Villa Cir Unit 8042 Hobe Sound, FL	2.0	2.0	1026	$1,950	$1.90	23d	1	0.57mi
8585 SE Palm St Hobe Sound, FL	2.0	2.0	1304	$10,000	$7.67	23d	1	0.65mi
8585 SE Palm St Hobe Sound, FL	2.0	2.0	1304	$10,000	$7.67	14d	1	0.65mi
7030 SE Ridgeway Ter Hobe Sound, FL	3.0	2.0	1296	$2,500	$1.93	23d	1	0.88mi
10230 SE Federal Hwy Lot 13 Hobe Sound, FL	1.0	1.0	700	$1,250	$1.79	23d	1	0.92mi
8002 SE Skylark Ave Hobe Sound, FL	3.0	2.0	990	$2,000	$2.02	23d	1	1.07mi
6948 SE Delegate St Hobe Sound, FL	2.0	2.0	840	$1,775	$2.11	23d	1	1.08mi
8227 SE Croft Cir Hobe Sound, FL	2.0	2.0	1177	$2,100	$1.78	14d	1	1.11mi
8574 SE Seagrape Way Hobe Sound, FL	3.0	2.0	1476	$3,600	$2.44	23d	1	1.19mi
7916 SE Sugar Pines Way Hobe Sound, FL	2.0	2.0	1350	$2,700	$2.00	14d	1	1.31mi
7894 SE Saratoga Dr Hobe Sound, FL	2.0	2.0	1248	$2,100	$1.68	23d	1	1.40mi

HOA detail

• Monthly dues: $498 · $5,976/yr

Listing history 23 events

1. 2026-06-18
   days on market $260,000 Active 119 DOM
2. 2026-06-17
   days on market $260,000 Active 118 DOM
3. 2026-06-16
   days on market $260,000 Active 117 DOM
4. 2026-06-15
   days on market $260,000 Active 116 DOM
5. 2026-06-14
   days on market $260,000 Active 114 DOM
6. 2026-06-13
   days on market $260,000 Active 113 DOM
7. 2026-06-10
   days on market $260,000 Active 111 DOM
8. 2026-06-09
   days on market $260,000 Active 110 DOM
9. 2026-06-08
   days on market $260,000 Active 109 DOM
10. 2026-06-07
    days on market $260,000 Active 108 DOM
11. 2026-06-03
    days on market $260,000 Active 104 DOM
12. 2026-06-02
    days on market $260,000 Active 103 DOM
13. 2026-06-01
    days on market $260,000 Active 102 DOM
14. 2026-05-31
    days on market $260,000 Active 101 DOM
15. 2026-05-31
    days on market $260,000 Active 100 DOM
16. 2026-05-12
    price $260,000 254-char remark

    Show marketing remark (254 chars)

    $15,000 seller's credit close by June 1, 2026. Come see this 2 bedroom, 2 bathroom, 1 car garage with a newer metal roof, newer A/C, 55+ villa that even has boat/RV/trailer storage options within the community! This home is ready for your personal touch!

17. 2026-04-14
    price $275,000 254-char remark

    Show marketing remark (254 chars)

    $15,000 seller's credit close by June 1, 2026. Come see this 2 bedroom, 2 bathroom, 1 car garage with a newer metal roof, newer A/C, 55+ villa that even has boat/RV/trailer storage options within the community! This home is ready for your personal touch!

18. 2026-03-23
    price $285,000 254-char remark

    Show marketing remark (254 chars)

    $15,000 seller's credit close by June 1, 2026. Come see this 2 bedroom, 2 bathroom, 1 car garage with a newer metal roof, newer A/C, 55+ villa that even has boat/RV/trailer storage options within the community! This home is ready for your personal touch!

19. 2026-02-19
    listed $290,000 Active 254-char remark

    Show marketing remark (254 chars)

    $15,000 seller's credit close by June 1, 2026. Come see this 2 bedroom, 2 bathroom, 1 car garage with a newer metal roof, newer A/C, 55+ villa that even has boat/RV/trailer storage options within the community! This home is ready for your personal touch!

20. 2026-02-11
    historical $290,000 254-char remark

    Show marketing remark (254 chars)

    $15,000 seller's credit close by June 1, 2026. Come see this 2 bedroom, 2 bathroom, 1 car garage with a newer metal roof, newer A/C, 55+ villa that even has boat/RV/trailer storage options within the community! This home is ready for your personal touch!

21. 2003-06-10
    soldstatus $115,000
22. 1989-02-24
    soldstatus $77,000
23. 1987-10-06
    soldstatus $67,990

ⓘ 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: $4,195 · $350/mo
• Projected year-2 tax: $4,195 · $350/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 · 26 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,102
• − Mortgage interest: −$14,564
• − Property taxes: −$4,195
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − HOA: −$5,976
• − Depreciation: −$7,564
• Taxable loss: −$9,152
• Est. tax savings @ 24.0%: +$2,197
• After-tax cash flow: $-2,645/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

+282.4% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $260,000 Beaches MLS
• 2026-04-14 Price Changed $275,000 Beaches MLS
• 2026-03-23 Price Changed $285,000 Beaches MLS
• 2026-02-19 Listed $290,000 Beaches MLS
• 2026-02-11 Coming Soon $290,000 Beaches MLS
• 2003-06-10 Sold (Public Records) $115,000 Public Records
• 1989-02-24 Sold (Public Records) $77,000 Public Records
• 1987-10-06 Sold (Public Records) $67,990 Public Records

Property tax history

+15.7%/yr

Latest (2025): $4,195 · +102.5% YoY. Source: county tax records.