8400 SE Eagle Ave · Hobe Sound, FL 33455

$149,000

2 bd · 1.0 ba · 576 sqft · Manufactured public records · 25 Days on market

Built 1967 5,000 sqft lot Est $115k · 29% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWN YOYR LAND! Very well maintained, new bathroom, kitchen, new windows, large carport & large utility room built on. Extra large bedroom built addition off front porch with mirror door closet for storage with back door leading to small back porch. very nice lawn with sprinkler system adding shade to front lawn area. Freshly painted turn key investment hurricane panels for windows

Key facts

• Separate entrance
• Large master bedroom
• Septic

Tags

• LARGE MASTER BEDROOM
• SEPARATE ENTRANCE
• CENTRAL AIR CONDITIONING
• CITY WATER
• SEPTIC
• BOAT LAUNCH

Property features AI

Finance

• Other: Pets allowed with no restrictions
• Financial info: $1,542.85 tax (annual) for 2025

Exterior

• Parking: 2 total parking spaces; Attached carport (1 covered carport space); Driveway; Open parking
• Utilities: Public water; Septic tank; Cable available; Water available; Sewer available
• Home design: Manufactured home; One story; Resale condition; Faces north
• Construction: Aluminum siding; Vinyl siding; Modular construction; Aluminum/metal roof; Built as a single-story; Building area (public records): 1,279 total; living area 576
• Exterior features: Open patio; Open porch; Deck; Patio; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate; Tile; Wood
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans; Wall/window unit(s)
• Interior features: Split bedroom layout; Closet cabinetry
• Laundry & utility: Unfurnished (no washer/dryer listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: Hobe Sound Elementary School (math 51% / reading 48%, grade D, #1,088 of 2,144 statewide, top 53%, 459 students, 68% 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 63% FRL vs 41% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 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 34% 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 $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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $120k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — 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: 1.35% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.64%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $115,200
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6950 SE Ridgeway Ter	0.27mi	2/1.0	576 (0%)	3mo	$113,000	$196	85
8165 SE Wren Ave	0.20mi	2/1.5	552 (-4%)	4mo	$142,000	$257	79
8307 SE Swan Ave	0.09mi	2/1.5	600 (+4%)	21mo	$120,000	$200	69

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: 7.8%
• Equity multiple: 1.30×
• Total profit: $12,524
• Equity at exit: $22,216

10-year hold

• IRR: 16.0%
• Equity multiple: 2.24×
• Total profit: $51,600
• Equity at exit: $12,883

Cash invested: $41,720 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,007 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$129 /mo · $1,543/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $613

Break-even live

Break-even rent $1,230

Max offer price $149,000

Occupancy floor 64%

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: $37,250
• Closing costs: $4,470
• 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	21d	1	0.17mi
8160 SE Eagle Ave Hobe Sound, FL	2.0	1.0	672	$1,600	$2.38	23d	1	0.23mi
7959 SE Woodview Ter Hobe Sound, FL	1.0	1.0	700	$1,675	$2.39	23d	4	0.90mi
7920 SE Woodview Ter Unit 792007 Hobe Sound, FL	1.0	1.0	700	$1,675	$2.39	23d	1	0.92mi

Listing history 21 events

1. 2026-06-18
   days on market $149,000 Active 25 DOM
2. 2026-06-17
   days on market $149,000 Active 24 DOM
3. 2026-06-16
   days on market $149,000 Active 23 DOM
4. 2026-06-15
   days on market $149,000 Active 22 DOM
5. 2026-06-14
   days on market $149,000 Active 20 DOM
6. 2026-06-13
   days on market $149,000 Active 19 DOM
7. 2026-06-10
   days on market $149,000 Active 17 DOM
8. 2026-06-09
   days on market $149,000 Active 16 DOM
9. 2026-06-08
   days on market $149,000 Active 15 DOM
10. 2026-06-07
    days on market $149,000 Active 14 DOM
11. 2026-06-03
    days on market $149,000 Active 10 DOM
12. 2026-06-02
    days on market $149,000 Active 9 DOM
13. 2026-06-01
    days on market $149,000 Active 8 DOM
14. 2026-05-31
    days on market $149,000 Active 7 DOM
15. 2026-05-31
    days on market $149,000 Active 6 DOM
16. 2026-05-24
    listed $149,000 Active
17. 2021-09-28
    soldstatus $120,000
18. 2021-09-27
    soldstatus $120,000 Closed 392-char remark

    Show marketing remark (392 chars)

    OWN YOYR LAND! Very well maintained, new bathroom, kitchen, new windows, large carport & large utility room built on. Extra large bedroom built addition off front porch with mirror door closet for storage with back door leading to small back porch. very nice lawn with sprinkler system adding shade to front lawn area. Freshly painted turn key investment hurricane panels for windows

19. 2021-09-11
    status Pending 392-char remark

    Show marketing remark (392 chars)

    OWN YOYR LAND! Very well maintained, new bathroom, kitchen, new windows, large carport & large utility room built on. Extra large bedroom built addition off front porch with mirror door closet for storage with back door leading to small back porch. very nice lawn with sprinkler system adding shade to front lawn area. Freshly painted turn key investment hurricane panels for windows

20. 2021-08-30
    listed $128,900 Active 392-char remark

    Show marketing remark (392 chars)

    OWN YOYR LAND! Very well maintained, new bathroom, kitchen, new windows, large carport & large utility room built on. Extra large bedroom built addition off front porch with mirror door closet for storage with back door leading to small back porch. very nice lawn with sprinkler system adding shade to front lawn area. Freshly painted turn key investment hurricane panels for windows

21. 1994-11-15
    soldstatus $16,500

ⓘ 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: $1,543 · $129/mo
• Projected year-2 tax: $1,543 · $129/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: $24,083
• − Mortgage interest: −$8,346
• − Property taxes: −$1,543
• − Insurance: −$745
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$4,335
• Taxable income: $5,261
• Est. tax owed @ 24.0%: −$1,263
• After-tax cash flow: $6,098/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

+803.0% since first listed

6 events — show timeline

• 2026-05-24 Listed $149,000 Beaches MLS
• 2021-09-28 Sold (Public Records) $120,000 Public Records
• 2021-09-27 Sold (MLS) $120,000 Beaches MLS
• 2021-09-11 Pending — Beaches MLS
• 2021-08-30 Listed $128,900 Beaches MLS
• 1994-11-15 Sold (Public Records) $16,500 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,543 · +0.6% YoY. Source: county tax records.