2905 Hampton St · Palatka, FL 32177

$137,900

3 bd · 1.0 ba · 964 sqft · SingleFamily public records · 81 Days on market

Built 1935 7,405 sqft lot Est $174k · 21% under

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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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.6/10.0
• Rent growth +3.1/5.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* MOTIVATED SELLER. * Back on market due to buyer default. Move-in ready 3-bedroom, 1-bath home situated on a large lot in Palatka with no HOA! This property features a metal roof and a spacious detached building (600 sq. ft. ) with electric and water already in place-offering excellent potential to convert into an ADU, guest house, in-law suite, home office, or workshop. This home has a new AC and a new hot water heater. Enjoy the flexibility of a generous yard with room for outdoor entertaining, parking and all your toys. Conveniently located near major roads, shopping, and everyday amenities. A great opportunity for homeowners, multi-generational living, or investors looking for added i

Key facts

• Metal roof
• Generous yard
• New hot water heater

Tags

• METAL ROOF
• SPACIOUS DETACHED BUILDING
• NEW AC
• NEW HOT WATER HEATER
• GENEROUS YARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $292 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $138k).
• Recommended offer: $130k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.8% in Palatka — 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 58/100 on livability (#839 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, crime D, amenities F.
• Putnam (town): math 34% / reading 39% proficiency, ranked #66 of 73 in FL (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Putnam Academy of Arts And Sciences (math 42% / reading 52%, grade D+, #291 of 571 statewide, top 52%, 177 students, 75% FRL, charter); Palatka Jr - Sr High School (math 13% / reading 30%, grade F, #546 of 667 statewide, top 82%, 1,639 students, 64% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: Rents rising (+2.2%/yr); 319 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 113 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($48k/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 $953 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Putnam County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $138k implies a 582% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,625 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.06% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $174,484
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Fernwood St	0.14mi	3/2.0	981 (+2%)	9mo	$183,000	$187	79
2608 Oak St	0.16mi	2/1.0 (-1)	936 (-3%)	8mo	$171,000	$183	76
3308 Ross Cir	0.41mi	3/2.0	960 (-0%)	0mo	$198,000	$206	76
3205 Weaver Rd	0.38mi	3/2.0	954 (-1%)	1mo	$120,000	$126	76
2213 Gillis St	0.36mi	2/1.0 (-1)	952 (-1%)	7mo	$79,000	$83	70
1001 Cleveland Ave	0.68mi	3/1.0	980 (+2%)	2mo	$125,000	$128	63
1121 S Palm Ave	0.56mi	2/1.0 (-1)	1,008 (+5%)	4mo	$164,500	$163	58
113 W Oak Hill Dr	0.35mi	2/1.0 (-1)	849 (-12%)	2mo	$165,000	$194	57
2519 W Main St	0.35mi	3/1.0	1,102 (+14%)	4mo	$159,500	$145	57
3514 Weaver Rd	0.57mi	3/2.0	1,050 (+9%)	5mo	$272,000	$259	50
2207 Laurel St	0.42mi	2/1.0 (-1)	1,107 (+15%)	4mo	$200,000	$181	48
1714 Gillis St	0.70mi	2/1.0 (-1)	862 (-11%)	9mo	$106,500	$124	37

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 · 2.23% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-4,937
• Equity at exit: $20,561

10-year hold

• IRR: 5.4%
• Equity multiple: 1.39×
• Total profit: $14,929
• Equity at exit: $11,923

Cash invested: $38,612 (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 32177

• Home prices YoY: -28.1%
• Rents YoY: 2.2%
• Active inventory: 319
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$723
• Tax from tax record: −$86 /mo · $1,031/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $292

Break-even live

Break-even rent $1,097

Max offer price $137,900

Occupancy floor 75%

Sensitivity live

Price	-10% $370	-5% $331	+0% $292	+5% $252	+10% $213
Rent	-10% $176	-5% $234	+0% $292	+5% $349	+10% $407
Rate	-1.0pp $361	-0.5pp $327	base $292	+0.5pp $256	+1.0pp $219

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: $34,475
• Closing costs: $4,137
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3115 Carter Ln Palatka, FL	2.0	1.0	684	$900	$1.32	23d	1	0.59mi
1510 Laurel St Palatka, FL	3.0	1.0	1080	$1,659	$1.54	6d	1	0.82mi
2113 Silver Lake Dr Palatka, FL	2.0	1.0	988	$1,500	$1.52	25d	1	0.93mi
1510 Cleveland Ave Palatka, FL	2.0	1.0	916	$1,350	$1.47	25d	1	1.06mi
607 S Moody Rd Palatka, FL	1.0–2.0	1.0–2.0	832	$1,485	$1.78	6d	8	1.13mi
1010 Bronson St Apt 12 Palatka, FL	2.0	1.0	700	$1,095	$1.56	6d	1	1.27mi
1010 Bronson St Apt 12 Palatka, FL	2.0	1.0	700	$1,095	$1.56	0d	1	1.27mi
1906 Roselle Ave Palatka, FL	4.0	2.0	1100	$1,999	$1.82	0d	1	1.31mi
716 Bronson St Palatka, FL	3.0	1.0	900	$1,175	$1.31	25d	1	1.46mi

Listing history 17 events

1. 2026-06-21
   pricedays on market $137,900 Active 81 DOM
2. 2026-06-18
   days on market $139,900 Active 78 DOM
3. 2026-06-17
   days on market $139,900 Active 77 DOM
4. 2026-06-16
   days on market $139,900 Active 76 DOM
5. 2026-06-15
   days on market $139,900 Active 75 DOM
6. 2026-06-13
   days on market $139,900 Active 73 DOM
7. 2026-06-10
   days on market $139,900 Active 69 DOM
8. 2026-06-08
   days on market $139,900 Active 68 DOM
9. 2026-06-07
   days on market $139,900 Active 67 DOM
10. 2026-06-05
    days on market $139,900 Active 64 DOM
11. 2026-06-03
    pricestatusdays on market $139,900 Active 63 DOM
12. 2026-04-08
    status Pending
13. 2026-04-03
    price $142,999
14. 2026-03-29
    price $144,499
15. 2026-03-22
    price $144,999
16. 2026-02-05
    listed $149,900 Active
17. 2014-09-22
    soldstatus $20,225

ⓘ 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: $1,031 · $86/mo
• Projected year-2 tax: $1,145 · $95/mo
• Expected delta: +$113/yr (+$9/mo · 11.0%)

ⓘ 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 9/10 Extreme 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $17,591
• − Mortgage interest: −$7,725
• − Property taxes: −$1,031
• − Insurance: −$690
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$4,012
• Taxable income: $1,320
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $3,182/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: Putnam
• NCES district ID: 1201620
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 39% ▼ -4.00%
• Median HH income: $33,350
• Composite: 29.99/100
• National rank: #6361
• State rank: #66 of 73 in FL

Livability — Palatka

• Score: 58/100
• State rank: #839
• US rank: #20793

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing B+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Putnam County · 25,645 people
• City population: 25,645
• Metro: Palatka, FL
• Population (ZIP): 25,645
• Household income: $47,796
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 806.0

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 65,299 people
• By 2030: 61,255 · -6.2%
• By 2040: 52,930 · -18.9%
• By 2050: 45,051 · -31.0%
• By 2075: 28,720 · -56.0%
• By 2100: 15,852 · -75.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 28% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Lithuanian 2% Hispanic 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+47.8) · D 25.8% · R 73.6%
• 2008→2024 swing: -28.5pp toward R · 2008: -19.3pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+41.2 2016: R+36.6 2012: R+24.5 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.10%
• Current HPI: 223.1966
• Rent YoY: ▲ 2.23%
• Metro: Palatka, 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

+607.0% since first listed

6 events — show timeline

• 2026-04-08 Pending — Daytona MLS
• 2026-04-03 Price Changed $142,999 Daytona MLS
• 2026-03-29 Price Changed $144,499 Daytona MLS
• 2026-03-22 Price Changed $144,999 Daytona MLS
• 2026-02-05 Listed $149,900 Daytona MLS
• 2014-09-22 Sold (Public Records) $20,225 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,031 · -0.6% YoY. Source: county tax records.