10885 SE Federal Hwy · Hobe Sound, FL 33455

$79,900

2 bd · 1.5 ba · 576 sqft · Manufactured · 70 Days on market

Built 1965 Good condition 3,790 sqft lot $139/sqft · 9% above area Est $73k · 9% over $250/mo HOA · 13% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• ARV discount +3.2/15.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Coastal Living Without the Price Tag! Step into your slice of paradise in this vibrant 55+ Hobe Sound community! Just minutes from pristine beaches, this updated mobile home offers the ultimate Florida lifestyle with NO LOT RENT. For just $250/month, your HOA covers cable, high-speed internet, lawn care, and trash, plus access to the sparkling community pool and clubhouse. Boasting 2021 improvements, central AC, a spacious two-car carport, and a serene covered lanai, this move-in-ready gem includes all appliances and a private storage shed. Quiet, convenient, and incredibly affordable. Cash sale only—grab your flip-flops and move right in!

Key facts

• 3,790 sq ft lot
• 3 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $696 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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 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 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 29y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 2.37% ✓
• Cap rate: 16.74%
• Cash-on-cash: 37.33%
• DSCR: 2.66
• GRM: 3.5

CMA / ARV

• ARV (median comp): $73,000
• List price: $79,900
• Delta: 9.45%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11055 SE Federal Hwy	0.19mi	2/1.0	600 (+4%)	1mo	$73,000	$122	82

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: 31.7%
• Equity multiple: 2.31×
• Total profit: $29,296
• Equity at exit: $11,913

10-year hold

• IRR: 38.1%
• Equity multiple: 4.32×
• Total profit: $74,262
• Equity at exit: $6,908

Cash invested: $22,372 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,896 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$250
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $696

Break-even live

Break-even rent $1,015

Max offer price $79,900

Occupancy floor 58%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10230 SE Federal Hwy Lot 13 Hobe Sound, FL	1.0	1.0	700	$1,250	$1.79	23d	1	0.62mi
11810 SE Dixie Hwy Unit 1 Hobe Sound, FL	1.0	1.0	403	$2,000	$4.96	23d	1	1.08mi
7920 SE Woodview Ter Unit 792007 Hobe Sound, FL	1.0	1.0	700	$1,675	$2.39	23d	1	1.33mi
7959 SE Woodview Ter Hobe Sound, FL	1.0	1.0	700	$1,675	$2.39	23d	4	1.36mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: trashinternetcablelandscapingpool

Listing history 50 events

1. 2026-06-18
   days on market $79,900 Active 70 DOM
2. 2026-06-17
   days on market $79,900 Active 69 DOM
3. 2026-06-16
   days on market $79,900 Active 68 DOM
4. 2026-06-15
   days on market $79,900 Active 67 DOM
5. 2026-06-14
   days on market $79,900 Active 65 DOM
6. 2026-06-13
   days on market $79,900 Active 64 DOM
7. 2026-06-10
   days on market $79,900 Active 62 DOM
8. 2026-06-09
   days on market $79,900 Active 61 DOM
9. 2026-06-08
   days on market $79,900 Active 60 DOM
10. 2026-06-07
    days on market $79,900 Active 59 DOM
11. 2026-06-03
    days on market $79,900 Active 55 DOM
12. 2026-06-02
    days on market $79,900 Active 54 DOM
13. 2026-06-01
    days on market $79,900 Active 53 DOM
14. 2026-05-31
    days on market $79,900 Active 52 DOM
15. 2026-05-31
    days on market $79,900 Active 51 DOM
16. 2026-05-19
    price $79,900 653-char remark

    Show marketing remark (653 chars)

    Coastal Living Without the Price Tag! Step into your slice of paradise in this vibrant 55+ Hobe Sound community! Just minutes from pristine beaches, this updated mobile home offers the ultimate Florida lifestyle with NO LOT RENT. For just $250/month, your HOA covers cable, high-speed internet, lawn care, and trash, plus access to the sparkling community pool and clubhouse. Boasting 2021 improvements, central AC, a spacious two-car carport, and a serene covered lanai, this move-in-ready gem includes all appliances and a private storage shed. Quiet, convenient, and incredibly affordable. Cash sale only—grab your flip-flops and move right in!

17. 2026-04-09
    listed $88,000 Active 653-char remark

    Show marketing remark (653 chars)

    Coastal Living Without the Price Tag! Step into your slice of paradise in this vibrant 55+ Hobe Sound community! Just minutes from pristine beaches, this updated mobile home offers the ultimate Florida lifestyle with NO LOT RENT. For just $250/month, your HOA covers cable, high-speed internet, lawn care, and trash, plus access to the sparkling community pool and clubhouse. Boasting 2021 improvements, central AC, a spacious two-car carport, and a serene covered lanai, this move-in-ready gem includes all appliances and a private storage shed. Quiet, convenient, and incredibly affordable. Cash sale only—grab your flip-flops and move right in!

18. 2026-04-06
    historical
19. 2025-12-06
    listed $100,000 Active
20. 2022-07-22
    soldstatus $98,000 Closed
21. 2022-06-09
    historical Active Under Contract
22. 2022-06-06
    price $118,000
23. 2022-05-24
    listed $125,000 Active
24. 2016-06-26
    historical
25. 2016-06-26
    historical
26. 2016-06-26
    historical
27. 2016-01-11
    price $53,000
28. 2016-01-11
    price $30,000
29. 2016-01-11
    price $39,000
30. 2016-01-11
    price $25,000
31. 2014-05-29
    historical
32. 2014-03-24
    soldstatus $25,000
33. 2014-03-24
    soldstatus $25,000
34. 2014-03-24
    price $27,000
35. 2014-03-15
    historical
36. 2014-03-12
    listed $27,000
37. 2014-03-12
    listed $27,000
38. 2013-06-15
    price $36,000
39. 2013-06-15
    soldstatus $30,000
40. 2013-04-16
    listed $36,000
41. 2013-01-04
    soldstatus $53,000
42. 2013-01-04
    price $62,900
43. 2012-09-06
    historical
44. 2012-06-04
    price $49,900
45. 2012-06-04
    soldstatus $39,000
46. 2012-04-27
    historical
47. 2012-03-06
    listed $29,900
48. 2011-12-13
    listed $62,900
49. 2011-11-02
    historical
50. 2011-04-29
    listed $69,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 24 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: $22,756
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − HOA: −$3,000
• − Depreciation: −$2,324
• Taxable income: $7,717
• Est. tax owed @ 24.0%: −$1,852
• After-tax cash flow: $6,499/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This move-in-ready manufactured home in Hobe Sound offers a good condition with minimal repairs needed, making it an attractive investment for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace worn flooring — Improves aesthetics and comfort
• Both Upgrade kitchen appliances — Modernizes the space and attracts buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace worn flooring — Improves aesthetics and comfort ↑
• Both Upgrade kitchen appliances — Modernizes the space and attracts buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+399.7% since first listed

49 events — show timeline

• 2026-05-19 Price Changed $79,900 Beaches MLS
• 2026-04-09 Listed $88,000 Beaches MLS
• 2026-04-06 Listing Removed — Beaches MLS
• 2025-12-06 Listed $100,000 Beaches MLS
• 2022-07-22 Sold (MLS) $98,000 MARMLS
• 2022-06-09 Contingent — MARMLS
• 2022-06-06 Price Changed $118,000 MARMLS
• 2022-05-24 Listed $125,000 MARMLS
• 2016-06-26 Listing Removed — MCRTC
• 2016-06-26 Listing Removed — MCRTC
• 2016-06-26 Listing Removed — MCRTC
• 2016-01-11 Price Changed $25,000 MCRTC
• 2016-01-11 Price Changed $39,000 MCRTC
• 2016-01-11 Price Changed $30,000 MCRTC
• 2016-01-11 Price Changed $53,000 MCRTC
• 2014-05-29 Listing Removed — MCRTC
• 2014-03-24 Price Changed $27,000 MCRTC
• 2014-03-24 Sold (MLS) $25,000 MCRTC
• 2014-03-24 Sold (MLS) $25,000 Beaches MLS
• 2014-03-15 Listing Removed — Beaches MLS
• 2014-03-12 Listed $27,000 MCRTC
• 2014-03-12 Listed $27,000 Beaches MLS
• 2013-06-15 Sold (MLS) $30,000 MCRTC
• 2013-06-15 Price Changed $36,000 MCRTC
• 2013-04-16 Listed $36,000 MCRTC
• 2013-01-04 Price Changed $62,900 MCRTC
• 2013-01-04 Sold (MLS) $53,000 MCRTC
• 2012-09-06 Listing Removed — MCRTC
• 2012-06-04 Sold (MLS) $39,000 MCRTC
• 2012-06-04 Price Changed $49,900 MCRTC
• 2012-04-27 Listing Removed — MCRTC
• 2012-03-06 Listed $29,900 MCRTC
• 2011-12-13 Listed $62,900 MCRTC
• 2011-11-02 Listing Removed — MCRTC
• 2011-04-29 Listed $69,900 MCRTC
• 2011-04-28 Listing Removed — MCRTC
• 2011-04-26 Listed $53,000 MCRTC
• 2011-02-16 Listed $49,900 MCRTC
• 2010-10-27 Listed $70,000 MCRTC
• 2008-12-05 Listed $69,000 MCRTC
• 2007-05-04 Listing Removed — MCRTC
• 2006-11-04 Listed $84,500 MCRTC
• 2006-11-02 Listing Removed — MCRTC
• 2006-05-05 Listed $84,500 MCRTC
• 2005-04-04 Listed $101,000 MCRTC
• 2005-01-17 Listed $105,000 MCRTC
• 2004-10-24 Listed $105,000 MCRTC
• 1997-11-14 Sold (MLS) $15,000 MCRTC
• 1997-09-27 Listed $15,990 MCRTC