8420 SE Eagle Ave · Hobe Sound, FL 33455

$235,000

1 bd · 2.0 ba · 720 sqft · Manufactured public records · 120 Days on market

Built 1969 5,000 sqft lot $326/sqft · 92% above area Est $208k · 13% over

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Why this score? — see what drove the F 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 +11.8/30.0
• Schools +4.5/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hobe Sound Coastal Living - No HOA, You own the land! Renovated & 5 Minutes to the Beach! Step into easy living with this updated 3-bedroom, 2-bathroom home boasting over 1,200 sq ft of open living space. You own the land - no mandatory HOA! A small, voluntary HOA fee of $350 per year gives you access to the clubhouse and community pool. Just 5 minutes to the ocean and minutes from US-1, I-95, white sandy beaches, public golf, tennis & pickleball, shopping and dining. Whether you're looking for a year-round retreat, rental investment property or a seasonal escape, this home delivers the best of Florida living!

Key facts

• Renovated
• Community pool
• No hoa

Tags

• NO HOA
• YOU OWN THE LAND
• RENOVATED
• 5 MINUTES TO THE BEACH
• ACCESS TO THE CLUBHOUSE
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $-65 ($-785/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (21.3% below list).
• Recommended offer: $185k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Market conditions: Rents rising (+1.8%/yr); 279 active listings in the ZIP; 4 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 32% 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 120 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $74k; list at $235k implies a 218% 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 $185,005 (21.3% 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 120 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.79% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 10.6

CMA / ARV

• ARV (median comp): $207,847
• List price: $235,000
• Delta: 13.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8008 SE Swan Ave	0.40mi	2/2.0 (+1)	720 (0%)	2mo	$145,000	$201	75
7000 SE Ridgeway Ter SE	0.23mi	2/1.5 (+1)	672 (-7%)	2mo	$121,000	$180	69
8130 SE Eagle Ave	0.27mi	2/2.0 (+1)	672 (-7%)	3mo	$110,000	$164	69
8121 SE Skylark Ave	0.26mi	2/1.5 (+1)	672 (-7%)	2mo	$165,000	$246	68
7126 SE Redbird Cir	0.14mi	2/2.0 (+1)	770 (+7%)	12mo	$130,000	$169	67
8353 SE Sandy Ln	0.17mi	2/1.0 (+1)	732 (+2%)	18mo	$150,000	$205	65
7180 SE Ridgeway Ter	0.08mi	2/2.0 (+1)	780 (+8%)	17mo	$160,000	$205	63
8126 SE Wren Ave	0.25mi	2/2.0 (+1)	740 (+3%)	23mo	$190,000	$257	60
7836 SE Wren Ave	0.50mi	2/2.0 (+1)	672 (-7%)	8mo	$185,000	$275	54
7816 SE Wren Ave	0.53mi	2/1.0 (+1)	672 (-7%)	12mo	$175,000	$260	45

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: -19.6%
• Equity multiple: 0.32×
• Total profit: $-44,484
• Equity at exit: $35,039

10-year hold

• IRR: -14.9%
• Equity multiple: 0.19×
• Total profit: $-53,070
• Equity at exit: $20,319

Cash invested: $65,800 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$197 /mo · $2,360/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-65

Break-even live

Break-even rent $1,933

Max offer price $223,448

Occupancy floor 99%

Sensitivity live

Price	-10% $68	-5% $1	+0% $-65	+5% $-132	+10% $-198
Rent	-10% $-212	-5% $-138	+0% $-65	+5% $8	+10% $81
Rate	-1.0pp $53	-0.5pp $-6	base $-65	+0.5pp $-126	+1.0pp $-188

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7109 SE Ridgeway Ter Hobe Sound, FL	2.0	1.0	624	$1,600	$2.56	22d	1	0.17mi
8160 SE Eagle Ave Hobe Sound, FL	2.0	1.0	672	$1,600	$2.38	24d	1	0.23mi
7959 SE Woodview Ter Hobe Sound, FL	1.0	1.0	700	$1,675	$2.39	24d	4	0.90mi
7920 SE Woodview Ter Unit 792007 Hobe Sound, FL	1.0	1.0	700	$1,675	$2.39	24d	1	0.92mi

Listing history 27 events

1. 2026-06-18
   days on market $235,000 Active 120 DOM
2. 2026-06-17
   days on market $235,000 Active 119 DOM
3. 2026-06-16
   days on market $235,000 Active 118 DOM
4. 2026-06-15
   days on market $235,000 Active 117 DOM
5. 2026-06-14
   days on market $235,000 Active 115 DOM
6. 2026-06-13
   days on market $235,000 Active 114 DOM
7. 2026-06-10
   days on market $235,000 Active 112 DOM
8. 2026-06-09
   days on market $235,000 Active 111 DOM
9. 2026-06-08
   days on market $235,000 Active 110 DOM
10. 2026-06-07
    days on market $235,000 Active 109 DOM
11. 2026-06-03
    days on market $235,000 Active 105 DOM
12. 2026-06-02
    days on market $235,000 Active 104 DOM
13. 2026-06-01
    days on market $235,000 Active 103 DOM
14. 2026-05-31
    days on market $235,000 Active 102 DOM
15. 2026-05-31
    days on market $235,000 Active 101 DOM
16. 2026-04-20
    price $235,000 626-char remark

    Show marketing remark (626 chars)

    Hobe Sound Coastal Living - No HOA, You own the land! Renovated & 5 Minutes to the Beach! Step into easy living with this updated 3-bedroom, 2-bathroom home boasting over 1,200 sq ft of open living space. You own the land - no mandatory HOA! A small, voluntary HOA fee of $350 per year gives you access to the clubhouse and community pool. Just 5 minutes to the ocean and minutes from US-1, I-95, white sandy beaches, public golf, tennis & pickleball, shopping and dining. Whether you're looking for a year-round retreat, rental investment property or a seasonal escape, this home delivers the best of Florida living!

17. 2026-03-12
    price $250,000 626-char remark

    Show marketing remark (626 chars)

    Hobe Sound Coastal Living - No HOA, You own the land! Renovated & 5 Minutes to the Beach! Step into easy living with this updated 3-bedroom, 2-bathroom home boasting over 1,200 sq ft of open living space. You own the land - no mandatory HOA! A small, voluntary HOA fee of $350 per year gives you access to the clubhouse and community pool. Just 5 minutes to the ocean and minutes from US-1, I-95, white sandy beaches, public golf, tennis & pickleball, shopping and dining. Whether you're looking for a year-round retreat, rental investment property or a seasonal escape, this home delivers the best of Florida living!

18. 2026-02-18
    listed $249,999 Active 626-char remark

    Show marketing remark (626 chars)

    Hobe Sound Coastal Living - No HOA, You own the land! Renovated & 5 Minutes to the Beach! Step into easy living with this updated 3-bedroom, 2-bathroom home boasting over 1,200 sq ft of open living space. You own the land - no mandatory HOA! A small, voluntary HOA fee of $350 per year gives you access to the clubhouse and community pool. Just 5 minutes to the ocean and minutes from US-1, I-95, white sandy beaches, public golf, tennis & pickleball, shopping and dining. Whether you're looking for a year-round retreat, rental investment property or a seasonal escape, this home delivers the best of Florida living!

19. 2016-12-29
    soldstatus $74,000
20. 2016-04-15
    historical
21. 2016-03-21
    listed $65,500 Active
22. 2013-12-27
    soldstatus $36,000
23. 2013-12-27
    soldstatus $36,000
24. 2013-12-15
    historical
25. 2013-12-10
    listed $36,000
26. 2013-12-10
    listed $36,000
27. 1990-03-16
    soldstatus $34,000

ⓘ 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: $2,360 · $197/mo
• Projected year-2 tax: $2,360 · $197/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 4/10 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: $22,201
• − Mortgage interest: −$13,164
• − Property taxes: −$2,360
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$6,836
• Taxable loss: −$4,886
• Est. tax savings @ 24.0%: +$1,173
• After-tax cash flow: $388/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

+591.2% since first listed

12 events — show timeline

• 2026-04-20 Price Changed $235,000 Beaches MLS
• 2026-03-12 Price Changed $250,000 Beaches MLS
• 2026-02-18 Listed $249,999 Beaches MLS
• 2016-12-29 Sold (Public Records) $74,000 Public Records
• 2016-04-15 Listing Removed — MCRTC
• 2016-03-21 Listed $65,500 MCRTC
• 2013-12-27 Sold (MLS) $36,000 MCRTC
• 2013-12-27 Sold (MLS) $36,000 Beaches MLS
• 2013-12-15 Listing Removed — Beaches MLS
• 2013-12-10 Listed $36,000 MCRTC
• 2013-12-10 Listed $36,000 Beaches MLS
• 1990-03-16 Sold (Public Records) $34,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $2,360 · +4.7% YoY. Source: county tax records.