7437 SE Jamestown Ter #1304 · Hobe Sound, FL 33455

$229,000

2 bd · 2.5 ba · 1,384 sqft · Townhouse public records · 122 Days on market

Built 1982 945 sqft lot $165/sqft · 6% below area Est $244k · 6% under $525/mo HOA · 22% 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 +10.3/15.0
• Cash flow +8.1/30.0
• 1% rule +5.5/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ANXIOUS OWNER ,FAST CLOSING,

Key facts

• $525 HOA
• Community pool
• Built 1982

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $229k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (16.9% below list).
• Meets the 1% rule at list price ($2k rent vs $229k).
• Recommended offer: $190k (16.9% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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.
• Market conditions: Rents rising (+1.8%/yr); 284 active listings in the ZIP; 18 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 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 $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 122 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $56k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $190k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $190,347 (16.9% 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 122 days. Have you received any prior offers? Is the seller open to a 17% 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: 1.05% ✓
• Cap rate: 5.15%
• Cash-on-cash: -4.09%
• DSCR: 0.82
• GRM: 7.9

CMA / ARV

• ARV (median comp): $244,137
• List price: $229,000
• Delta: -6.20%
• 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
7464 SE Concord Pl	0.03mi	2/2.5	1,384 (0%)	1mo	$269,000	$194	98
7427 SE Jamestown Ter	0.02mi	2/2.5	1,384 (0%)	6mo	$220,000	$159	94
7471 SE Jamestown Ter	0.03mi	2/2.0	1,384 (0%)	4mo	$274,000	$198	93
7495 SE Jamestown Ter	0.05mi	2/2.5	1,384 (0%)	6mo	$218,000	$158	93
7405 SE Jamestown Ter Bldg 17	0.05mi	2/2.0	1,384 (0%)	4mo	$250,000	$181	92
6941 SE Constitution Blvd #106	0.48mi	3/2.0 (+1)	1,346 (-3%)	3mo	$290,000	$215	64
6333 SE Williamsburg Dr #204	0.55mi	2/2.0	1,224 (-12%)	2mo	$200,000	$163	51
6820 SE Constitution Blvd #103	0.49mi	2/2.0	1,196 (-14%)	3mo	$205,000	$171	50
6860 SE Constitution Blvd #204	0.50mi	2/2.0	1,196 (-14%)	8mo	$265,000	$222	45
6276 SE Charleston Pl Unit C-105	0.42mi	3/2.0 (+1)	1,570 (+13%)	8mo	$300,000	$191	44
6820 SE Constitution Blvd #203	0.49mi	2/2.0	1,196 (-14%)	11mo	$205,000	$171	43
6533 SE Williamsburg Dr #102	0.51mi	2/2.0	1,196 (-14%)	12mo	$260,000	$217	42

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: -24.8%
• Equity multiple: 0.16×
• Total profit: $-53,550
• Equity at exit: $34,145

10-year hold

• IRR: -25.7%
• Equity multiple: -0.16×
• Total profit: $-74,593
• Equity at exit: $19,800

Cash invested: $64,120 (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: 284
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,409 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$300 /mo · $3,603/yr
• Insurance: −$95
• HOA: −$525
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-219

Break-even live

Break-even rent $2,685

Max offer price $190,347

Occupancy floor —

Sensitivity live

Price	-10% $-89	-5% $-154	+0% $-219	+5% $-284	+10% $-348
Rent	-10% $-409	-5% $-314	+0% $-219	+5% $-124	+10% $-29
Rate	-1.0pp $-103	-0.5pp $-161	base $-219	+0.5pp $-278	+1.0pp $-339

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7442 SE Jamestown Ter Hobe Sound, FL	2.0	2.0	1384	$1,800	$1.30	24d	1	0.02mi
7462 SE Jamestown Ter Hobe Sound, FL	2.0	2.0	1384	$2,500	$1.81	24d	1	0.05mi
7445 SE Independence Ave Hobe Sound, FL	2.0	2.0	1198	$1,900	$1.59	24d	1	0.12mi
7568 SE Swan Ave Hobe Sound, FL	2.0	2.0	1052	$2,300	$2.19	24d	1	0.24mi
7894 SE Saratoga Dr Hobe Sound, FL	2.0	2.0	1248	$2,100	$1.68	24d	1	0.39mi
6845 SE Bunker Hill Dr Hobe Sound, FL	2.0	2.0	1552	$3,500	$2.26	15d	1	0.42mi
6215 SE Georgetown Pl Hobe Sound, FL	2.0	2.0	1202	$2,600	$2.16	24d	1	0.51mi
6024 SE Crooked Oak Ave Hobe Sound, FL	3.0	2.0	1800	$3,200	$1.78	24d	1	0.62mi
8002 SE Skylark Ave Hobe Sound, FL	3.0	2.0	990	$2,000	$2.02	24d	1	0.70mi
7030 SE Ridgeway Ter Hobe Sound, FL	3.0	2.0	1296	$2,500	$1.93	24d	1	0.92mi
8350 SE Sweetbay Dr Hobe Sound, FL	2.0	2.0	1606	$3,500	$2.18	24d	1	0.93mi
7607 SE Hobe Ter Hobe Sound, FL	2.0	2.0	1156	$2,200	$1.90	15d	1	1.23mi
5064 SE Mariner Garden Cir Stuart, FL	3.0	2.5	1530	$2,400	$1.57	24d	1	1.38mi
5156 SE Mariner Garden Cir Stuart, FL	3.0	2.5	1434	$2,400	$1.67	24d	1	1.40mi
5152 SE Club Way #104 Stuart, FL	2.0	2.0	1358	$7,500	$5.52	15d	1	1.41mi
5176 SE Mariner Garden Cir Stuart, FL	3.0	2.5	1554	$2,400	$1.54	24d	1	1.42mi
4987 SE Mariner Garden Cir Stuart, FL	3.0	2.5	1434	$2,650	$1.85	24d	1	1.44mi
8905 SE Sandy Ln Hobe Sound, FL	2.0	2.0	1006	$1,850	$1.84	24d	1	1.45mi

HOA detail

• Monthly dues: $525 · $6,300/yr

Listing history 25 events

1. 2026-04-23
   price $229,000 28-char remark

   Show marketing remark (28 chars)

   ANXIOUS OWNER ,FAST CLOSING,

2. 2026-03-03
   price $260,000 28-char remark

   Show marketing remark (28 chars)

   ANXIOUS OWNER ,FAST CLOSING,

3. 2026-02-14
   price $275,000 28-char remark

   Show marketing remark (28 chars)

   ANXIOUS OWNER ,FAST CLOSING,

4. 2026-01-16
   listed $285,000 Active 28-char remark

   Show marketing remark (28 chars)

   ANXIOUS OWNER ,FAST CLOSING,

5. 2021-08-31
   soldstatus $190,000 Closed 306-char remark

   Show marketing remark (306 chars)

   Great location! This Super Cozy Townhouse has a spacious living room and screened in patio. Large bedrooms, each has private bath and open balconies. Wonderful golf community with two pools, hot tub/spa, tennis courts and other amenities. Within minutes of beaches, shopping, night-life and good schools. .

6. 2021-08-31
   soldstatus $190,000

   Show marketing remark (306 chars)

   Great location! This Super Cozy Townhouse has a spacious living room and screened in patio. Large bedrooms, each has private bath and open balconies. Wonderful golf community with two pools, hot tub/spa, tennis courts and other amenities. Within minutes of beaches, shopping, night-life and good schools. .

7. 2021-08-02
   historical Active Under Contract 306-char remark

   Show marketing remark (306 chars)

   Great location! This Super Cozy Townhouse has a spacious living room and screened in patio. Large bedrooms, each has private bath and open balconies. Wonderful golf community with two pools, hot tub/spa, tennis courts and other amenities. Within minutes of beaches, shopping, night-life and good schools. .

8. 2021-07-28
   listed $190,000 Active 306-char remark

   Show marketing remark (306 chars)

   Great location! This Super Cozy Townhouse has a spacious living room and screened in patio. Large bedrooms, each has private bath and open balconies. Wonderful golf community with two pools, hot tub/spa, tennis courts and other amenities. Within minutes of beaches, shopping, night-life and good schools. .

9. 2021-07-26
   historical $190,000 306-char remark

   Show marketing remark (306 chars)

   Great location! This Super Cozy Townhouse has a spacious living room and screened in patio. Large bedrooms, each has private bath and open balconies. Wonderful golf community with two pools, hot tub/spa, tennis courts and other amenities. Within minutes of beaches, shopping, night-life and good schools. .

10. 2020-07-17
    soldstatus $165,000
11. 2020-07-16
    soldstatus $165,000 Closed
12. 2020-05-24
    historical Active Under Contract
13. 2020-02-27
    listed $169,000 Active
14. 2019-02-06
    historical
15. 2019-01-29
    soldstatus $150,000
16. 2019-01-25
    soldstatus $150,000 Closed
17. 2019-01-18
    historical Contingent
18. 2018-11-16
    listed $158,900 Active
19. 2016-01-11
    price $68,000
20. 2014-05-11
    historical
21. 2012-03-20
    soldstatus $68,000
22. 2012-03-20
    price $69,000
23. 2011-12-27
    listed $69,000
24. 2011-01-12
    listed $56,875
25. 1983-07-01
    soldstatus $63,900

ⓘ 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: $3,603 · $300/mo
• Projected year-2 tax: $3,603 · $300/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 2/10 Low
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,902
• − Mortgage interest: −$12,828
• − Property taxes: −$3,603
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,312
• − Management: −$2,312
• − HOA: −$6,300
• − Depreciation: −$6,662
• Taxable loss: −$6,259
• Est. tax savings @ 24.0%: +$1,502
• After-tax cash flow: $-1,123/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

+258.4% since first listed

25 events — show timeline

• 2026-04-23 Price Changed $229,000 Beaches MLS
• 2026-03-03 Price Changed $260,000 Beaches MLS
• 2026-02-14 Price Changed $275,000 Beaches MLS
• 2026-01-16 Listed $285,000 Beaches MLS
• 2021-08-31 Sold (Public Records) $190,000 Public Records
• 2021-08-31 Sold (MLS) $190,000 Beaches MLS
• 2021-08-02 Contingent — Beaches MLS
• 2021-07-28 Listed $190,000 Beaches MLS
• 2021-07-26 Coming Soon $190,000 Beaches MLS
• 2020-07-17 Sold (Public Records) $165,000 Public Records
• 2020-07-16 Sold (MLS) $165,000 Beaches MLS
• 2020-05-24 Contingent — Beaches MLS
• 2020-02-27 Listed $169,000 Beaches MLS
• 2019-02-06 Listing Removed — Beaches MLS
• 2019-01-29 Sold (Public Records) $150,000 Public Records
• 2019-01-25 Sold (MLS) $150,000 Beaches MLS
• 2019-01-18 Contingent — Beaches MLS
• 2018-11-16 Listed $158,900 Beaches MLS
• 2016-01-11 Price Changed $68,000 MCRTC
• 2014-05-11 Listing Removed — MCRTC
• 2012-03-20 Price Changed $69,000 MCRTC
• 2012-03-20 Sold (MLS) $68,000 MCRTC
• 2011-12-27 Listed $69,000 MCRTC
• 2011-01-12 Listed $56,875 MCRTC
• 1983-07-01 Sold (Public Records) $63,900 Public Records

Property tax history

+10.2%/yr

Latest (2025): $3,603 · -0.3% YoY. Source: county tax records.