7470 SE Eagle Ave · Hobe Sound, FL 33455

$136,820

2 bd · 1.0 ba · 984 sqft · Manufactured public records · 13 Days on market

Built 1974 5,500 sqft lot Est $198k · 31% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 IS A TERRIFIC HOME IN PERFECT CONDITION. NEW ROOF, NEW A/C, NEW BATH, NEWER KITCHEN AND APPLIANCES. ALL NEW GUTTERS, FILTERED WATER SYSTEM TO ICE MAKER. TILE THROUGHOUT. PRICES INCLUDE ALL FURNISHINGS. READY TO MOVE INTO!! SOLD "AS-IS" W/ RIGHT TOINSPECT.

Key facts

• 5,500 sq ft lot
• 2 parking spots
• Built 1974

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $137k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $137k).
• Cap rate 15.4% 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: 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 60% FRL vs 41% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 279 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $946 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $69k; list at $137k implies a 98% 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 $136,820

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.71% ✓
• Cap rate: 15.37%
• Cash-on-cash: 32.43%
• DSCR: 2.44
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $197,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7359 SE Eagle Ave	0.11mi	2/2.0	958 (-3%)	2mo	$220,000	$230	85
7667 SE Swan Ave	0.16mi	2/1.0	920 (-6%)	1mo	$185,000	$201	81
7878 SE Swan Ave	0.34mi	2/2.0	999 (+2%)	2mo	$154,000	$154	76
7690 SE Eagle Ave	0.20mi	3/1.0 (+1)	1,056 (+7%)	8mo	$150,000	$142	67
8001 SE Shenandoah Dr	0.43mi	2/2.0	960 (-2%)	7mo	$180,000	$188	66
7749 SE Eagle Ave	0.26mi	2/2.0	896 (-9%)	7mo	$210,000	$234	63
7398 SE Swan Ave	0.10mi	2/2.0	840 (-15%)	5mo	$208,000	$248	63
8217 SE Swan Ave	0.66mi	2/2.0	960 (-2%)	2mo	$196,000	$204	59
6900 SE Congress St	0.69mi	2/2.0	960 (-2%)	3mo	$138,000	$144	57
7338 SE Swan Ave	0.15mi	2/2.0	854 (-13%)	14mo	$170,000	$199	56
7058 SE Delegate St	0.60mi	2/2.0	1,008 (+2%)	11mo	$175,000	$174	55
7077 SE Delegate St	0.57mi	2/2.0	1,056 (+7%)	14mo	$220,000	$208	46

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: 26.2%
• Equity multiple: 2.07×
• Total profit: $40,920
• Equity at exit: $20,400

10-year hold

• IRR: 33.1%
• Equity multiple: 3.85×
• Total profit: $109,144
• Equity at exit: $11,830

Cash invested: $38,310 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,346 high
• Mortgage (P&I): −$717
• Tax from tax record: −$44 /mo · $524/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $1,035

Break-even live

Break-even rent $1,036

Max offer price $136,820

Occupancy floor 51%

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: $34,205
• Closing costs: $4,105
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7568 SE Swan Ave Hobe Sound, FL	2.0	2.0	1052	$2,300	$2.19	23d	1	0.07mi
8002 SE Skylark Ave Hobe Sound, FL	3.0	2.0	990	$2,000	$2.02	23d	1	0.50mi
8160 SE Eagle Ave Hobe Sound, FL	2.0	1.0	672	$1,600	$2.38	23d	1	0.59mi
6948 SE Delegate St Hobe Sound, FL	2.0	2.0	840	$1,775	$2.11	23d	1	0.61mi
7109 SE Ridgeway Ter Hobe Sound, FL	2.0	1.0	624	$1,600	$2.56	21d	1	0.74mi
8905 SE Sandy Ln Hobe Sound, FL	2.0	2.0	1006	$1,850	$1.84	23d	1	1.26mi
8997 SE Sandy Ln Hobe Sound, FL	2.0	1.0	900	$2,000	$2.22	23d	1	1.33mi
9073 SE Hobe Ridge Ave Hobe Sound, FL	2.0	2.0	1029	$2,100	$2.04	13d	1	1.40mi

Listing history 11 events

1. 2026-04-27
   status Pending
2. 2026-04-12
   listed $136,820 Active
3. 2007-12-05
   soldstatus $69,000
4. 2007-12-03
   price $72,900 270-char remark

   Show marketing remark (270 chars)

   THIS IS A TERRIFIC HOME IN PERFECT CONDITION. NEW ROOF, NEW A/C, NEW BATH, NEWER KITCHEN AND APPLIANCES. ALL NEW GUTTERS, FILTERED WATER SYSTEM TO ICE MAKER. TILE THROUGHOUT. PRICES INCLUDE ALL FURNISHINGS. READY TO MOVE INTO!! SOLD "AS-IS" W/ RIGHT TOINSPECT.

5. 2007-12-03
   soldstatus $68,950 270-char remark

   Show marketing remark (270 chars)

   THIS IS A TERRIFIC HOME IN PERFECT CONDITION. NEW ROOF, NEW A/C, NEW BATH, NEWER KITCHEN AND APPLIANCES. ALL NEW GUTTERS, FILTERED WATER SYSTEM TO ICE MAKER. TILE THROUGHOUT. PRICES INCLUDE ALL FURNISHINGS. READY TO MOVE INTO!! SOLD "AS-IS" W/ RIGHT TOINSPECT.

6. 2007-11-03
   listed $68,950 270-char remark

   Show marketing remark (270 chars)

   THIS IS A TERRIFIC HOME IN PERFECT CONDITION. NEW ROOF, NEW A/C, NEW BATH, NEWER KITCHEN AND APPLIANCES. ALL NEW GUTTERS, FILTERED WATER SYSTEM TO ICE MAKER. TILE THROUGHOUT. PRICES INCLUDE ALL FURNISHINGS. READY TO MOVE INTO!! SOLD "AS-IS" W/ RIGHT TOINSPECT.

7. 2004-06-08
   soldstatus $56,000
8. 2003-09-26
   historical
9. 2003-03-26
   listed $68,900
10. 1993-05-28
    soldstatus $25,500
11. 1978-09-01
    soldstatus $22,000

ⓘ 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: $524 · $44/mo
• Projected year-2 tax: $1,136 · $95/mo
• Expected delta: +$612/yr (+$51/mo · 116.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $28,152
• − Mortgage interest: −$7,664
• − Property taxes: −$524
• − Insurance: −$684
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − Depreciation: −$3,980
• Taxable income: $10,796
• Est. tax owed @ 24.0%: −$2,591
• After-tax cash flow: $9,831/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

+521.9% since first listed

11 events — show timeline

• 2026-04-27 Pending — Beaches MLS
• 2026-04-12 Listed $136,820 Beaches MLS
• 2007-12-05 Sold (Public Records) $69,000 Public Records
• 2007-12-03 Sold (MLS) $68,950 MCRTC
• 2007-12-03 Price Changed $72,900 MCRTC
• 2007-11-03 Listed $68,950 MCRTC
• 2004-06-08 Sold (Public Records) $56,000 Public Records
• 2003-09-26 Listing Removed — MCRTC
• 2003-03-26 Listed $68,900 MCRTC
• 1993-05-28 Sold (Public Records) $25,500 Public Records
• 1978-09-01 Sold (Public Records) $22,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $524 · +6.2% YoY. Source: county tax records.