8156 SE Villa Way · Hobe Sound, FL 33455

$215,000

2 bd · 2.0 ba · 1,026 sqft · Condo public records · 15 Days on market

Built 1982 $471/mo HOA · 20% 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).

• Cash flow +10.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Terrific 2 bedroom 2 bath Villa with a private screened in & covered patio. Conveniently located close to the clubhouse & pool. Beautifully kept and featuring vaulted ceiling and uniformly tiled through-out. The Villas of Hobe Sound is an adult community located about 3 miles to the beach and close to parks, shopping, golf courses, restaurants and more! all sizes are approximate.

Key facts

• Laundry room
• Full bathroom
• Vaulted ceilings

Tags

• VAULTED CEILINGS
• SCREENED IN LANAI
• LAUNDRY ROOM
• FULL BATHROOM
• MASTER BEDROOM BATHROOM
• NEAR DOWNTOWN HOBE SOUND

Property features AI

Finance

• Other: Pet restrictions and size limits apply
• HOA & community: Homeowners association with monthly fee; HOA fee includes common area maintenance and cable TV; Community clubhouse; Non-gated community; Senior community; Community pool

Exterior

• Security: Storm/security shutters
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property; Concrete and stucco construction
• Construction: Built as a resale; Concrete construction; Stucco exterior
• Exterior features: Covered screened patio; Storm/security shutters; Community pool

Interior

• Kitchen: Electric range; Dishwasher; Disposal; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Split bedroom layout; Separate shower
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (9.3% below list).
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $195k (9.3% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 3.3% 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); 283 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 39% 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 $6k 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 15 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $146k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,965 (9.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.8% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.26×
• Total profit: $-44,510
• Equity at exit: $32,057

10-year hold

• IRR: -19.2%
• Equity multiple: 0.04×
• Total profit: $-57,845
• Equity at exit: $18,589

Cash invested: $60,200 (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: 283
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,316 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$255 /mo · $3,058/yr
• Insurance: −$90
• HOA: −$471
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-113

Break-even live

Break-even rent $2,459

Max offer price $194,965

Occupancy floor 100%

Sensitivity live

Price	-10% $8	-5% $-53	+0% $-113	+5% $-174	+10% $-235
Rent	-10% $-296	-5% $-205	+0% $-113	+5% $-22	+10% $70
Rate	-1.0pp $-5	-0.5pp $-59	base $-113	+0.5pp $-169	+1.0pp $-226

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8005 SE Villa Cir Hobe Sound, FL	2.0	2.0	1026	$1,850	$1.80	25d	1	0.11mi
9627 Crest Ct Hobe Sound, FL	2.0	2.0	1400	$2,500	$1.79	16d	1	0.15mi
8042 SE Villa Cir Unit 8042 Hobe Sound, FL	2.0	2.0	1026	$1,950	$1.90	25d	1	0.18mi
9650 SE Eagle Ave Hobe Sound, FL	2.0	2.0–2.5	1241	$2,330	$1.88	25d	5	0.20mi
10230 SE Federal Hwy Lot 13 Hobe Sound, FL	1.0	1.0	700	$1,250	$1.79	25d	1	0.36mi
7920 SE Woodview Ter Unit 792007 Hobe Sound, FL	1.0	1.0	700	$1,675	$2.39	25d	1	0.37mi
7959 SE Woodview Ter Hobe Sound, FL	1.0	1.0	700	$1,675	$2.39	25d	4	0.41mi
8227 SE Croft Cir Hobe Sound, FL	2.0	2.0	1177	$2,100	$1.78	16d	1	0.57mi
8014 SE Carlton St Hobe Sound, FL	3.0	2.0	1463	$3,500	$2.39	25d	1	0.62mi
9073 SE Hobe Ridge Ave Hobe Sound, FL	2.0	2.0	1029	$2,100	$2.04	16d	1	0.72mi
8574 SE Seagrape Way Hobe Sound, FL	3.0	2.0	1476	$3,600	$2.44	25d	1	0.72mi
7916 SE Sugar Pines Way Hobe Sound, FL	2.0	2.0	1350	$2,700	$2.00	16d	1	0.76mi
8997 SE Sandy Ln Hobe Sound, FL	2.0	1.0	900	$2,000	$2.22	25d	1	0.77mi
8455 SE Palm St Hobe Sound, FL	2.0	2.0	1423	$4,700	$3.30	16d	1	0.83mi
8905 SE Sandy Ln Hobe Sound, FL	2.0	2.0	1006	$1,850	$1.84	25d	1	0.85mi
8585 SE Palm St Hobe Sound, FL	2.0	2.0	1304	$10,000	$7.67	25d	1	0.94mi
8585 SE Palm St Hobe Sound, FL	2.0	2.0	1304	$10,000	$7.67	16d	1	0.94mi
7607 SE Hobe Ter Hobe Sound, FL	2.0	2.0	1156	$2,200	$1.90	16d	1	1.08mi
7030 SE Ridgeway Ter Hobe Sound, FL	3.0	2.0	1296	$2,500	$1.93	25d	1	1.35mi

HOA detail condo

• Monthly dues: $471 · $5,652/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-14
   status $215,000 Pending 15 DOM
2. 2026-06-13
   days on market $215,000 Active Under Contract 15 DOM
3. 2026-06-10
   days on market $215,000 Active Under Contract 13 DOM
4. 2026-06-09
   days on market $215,000 Active Under Contract 12 DOM
5. 2026-06-08
   days on market $215,000 Active Under Contract 11 DOM
6. 2026-06-07
   days on market $215,000 Active Under Contract 10 DOM
7. 2026-06-03
   days on market $215,000 Active Under Contract 6 DOM
8. 2026-06-02
   days on market $215,000 Active Under Contract 5 DOM
9. 2026-06-01
   days on market $215,000 Active Under Contract 4 DOM
10. 2026-05-31
    days on market $215,000 Active Under Contract 3 DOM
11. 2026-05-31
    days on market $215,000 Active Under Contract 2 DOM
12. 2026-05-28
    historical Active Under Contract
13. 2026-05-28
    listed $215,000 Active
14. 2020-06-05
    soldstatus $145,500 Closed 394-char remark

    Show marketing remark (394 chars)

    Terrific 2 bedroom 2 bath Villa with a private screened in & covered patio. Conveniently located close to the clubhouse & pool. Beautifully kept and featuring vaulted ceiling and uniformly tiled through-out. The Villas of Hobe Sound is an adult community located about 3 miles to the beach and close to parks, shopping, golf courses, restaurants and more! all sizes are approximate.

15. 2020-06-05
    soldstatus $145,500 Closed 394-char remark

    Show marketing remark (394 chars)

    Terrific 2 bedroom 2 bath Villa with a private screened in & covered patio. Conveniently located close to the clubhouse & pool. Beautifully kept and featuring vaulted ceiling and uniformly tiled through-out. The Villas of Hobe Sound is an adult community located about 3 miles to the beach and close to parks, shopping, golf courses, restaurants and more! all sizes are approximate.

16. 2020-06-05
    soldstatus $145,500

    Show marketing remark (394 chars)

    Terrific 2 bedroom 2 bath Villa with a private screened in & covered patio. Conveniently located close to the clubhouse & pool. Beautifully kept and featuring vaulted ceiling and uniformly tiled through-out. The Villas of Hobe Sound is an adult community located about 3 miles to the beach and close to parks, shopping, golf courses, restaurants and more! all sizes are approximate.

17. 2020-04-21
    status Pending 394-char remark

    Show marketing remark (394 chars)

    Terrific 2 bedroom 2 bath Villa with a private screened in & covered patio. Conveniently located close to the clubhouse & pool. Beautifully kept and featuring vaulted ceiling and uniformly tiled through-out. The Villas of Hobe Sound is an adult community located about 3 miles to the beach and close to parks, shopping, golf courses, restaurants and more! all sizes are approximate.

18. 2020-04-21
    status Pending 394-char remark

    Show marketing remark (394 chars)

    Terrific 2 bedroom 2 bath Villa with a private screened in & covered patio. Conveniently located close to the clubhouse & pool. Beautifully kept and featuring vaulted ceiling and uniformly tiled through-out. The Villas of Hobe Sound is an adult community located about 3 miles to the beach and close to parks, shopping, golf courses, restaurants and more! all sizes are approximate.

19. 2020-04-02
    listed $153,000 Active 394-char remark

    Show marketing remark (394 chars)

    Terrific 2 bedroom 2 bath Villa with a private screened in & covered patio. Conveniently located close to the clubhouse & pool. Beautifully kept and featuring vaulted ceiling and uniformly tiled through-out. The Villas of Hobe Sound is an adult community located about 3 miles to the beach and close to parks, shopping, golf courses, restaurants and more! all sizes are approximate.

20. 2020-04-02
    listed $153,000 Active 394-char remark

    Show marketing remark (394 chars)

    Terrific 2 bedroom 2 bath Villa with a private screened in & covered patio. Conveniently located close to the clubhouse & pool. Beautifully kept and featuring vaulted ceiling and uniformly tiled through-out. The Villas of Hobe Sound is an adult community located about 3 miles to the beach and close to parks, shopping, golf courses, restaurants and more! all sizes are approximate.

21. 1983-04-01
    soldstatus $52,900

ⓘ 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: $3,058 · $255/mo
• Projected year-2 tax: $3,058 · $255/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 8 d/yr ≥106°F today · 28 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: $27,790
• − Mortgage interest: −$12,043
• − Property taxes: −$3,058
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,223
• − Management: −$2,223
• − HOA: −$5,652
• − Depreciation: −$6,255
• Taxable loss: −$4,740
• Est. tax savings @ 24.0%: +$1,137
• After-tax cash flow: $-223/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

+306.4% since first listed

10 events — show timeline

• 2026-05-28 Contingent — MCRTC
• 2026-05-28 Listed $215,000 MCRTC
• 2020-06-05 Sold (Public Records) $145,500 Public Records
• 2020-06-05 Sold (MLS) $145,500 MCRTC
• 2020-06-05 Sold (MLS) $145,500 MARMLS
• 2020-04-21 Pending — MARMLS
• 2020-04-21 Pending — MCRTC
• 2020-04-02 Listed $153,000 MCRTC
• 2020-04-02 Listed $153,000 MARMLS
• 1983-04-01 Sold (Public Records) $52,900 Public Records

Property tax history

+13.8%/yr

Latest (2025): $3,058 · +112.6% YoY. Source: county tax records.