210 Holly Ln · Palatka, FL 32177

$224,000

2 bd · 2.0 ba · 1,582 sqft · SingleFamily public records · 93 Days on market

Built 1968 9,583 sqft lot Est $240k · 7% under

---

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 +12.4/30.0
• ARV discount +10.6/15.0
• DSCR +3.7/10.0
• Rent growth +3.1/5.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW!!! Completely remodeled 3 bedroom 2 bath brick home over 1,500 sq ft. Newer roof, New flooring throughout, exterior painted, interior painted, updated bathrooms, updated kitchen. Large Kitchen, Large fenced lot. Open floor plan. This one will go fast!!! Brand new A/C to be installed.

Key facts

• Enormous pantry
• Open floor plan
• Two-car carport

Tags

• BRICK HOME
• OPEN FLOOR PLAN
• ENORMOUS PANTRY
• LARGE FENCED LOT
• SPACIOUS UTILITY ROOM
• TWO-CAR CARPORT

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached 2-space carport; On-street parking
• Utilities: Public sewer; Water connected; Sewer connected
• Home design: Single family residence; One level; Entry at ground level
• Construction: Brick construction; Shingle roof
• Exterior features: Front porch; Rear porch; Back yard fencing; City street frontage; Asphalt road surface

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Pantry
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $-37 ($-445/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (22.6% below list).
• Recommended offer: $173k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: schools C-, health & safety C-, crime D.
• 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.
• Market conditions: Rents rising (+2.2%/yr); 319 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); 113 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% 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 $2k of loan paydown is wiped out by about $7k 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 93 days — a 9% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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 $110k; list at $224k implies a 104% 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; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,384 (22.6% 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. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $240,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Citra Dr	0.20mi	3/2.0 (+1)	1,576 (-0%)	2mo	$269,000	$171	84
211 Dogwood Ln	0.03mi	3/2.0 (+1)	1,510 (-5%)	5mo	$228,900	$152	82
303 Belmont Dr	0.14mi	3/2.0 (+1)	1,650 (+4%)	5mo	$159,000	$96	78
105 Mimosa Dr	0.13mi	3/2.0 (+1)	1,473 (-7%)	6mo	$150,000	$102	72
414 Magnolia Dr	0.14mi	3/2.0 (+1)	1,491 (-6%)	10mo	$250,000	$168	70
247 Mango Dr	0.15mi	3/2.0 (+1)	1,659 (+5%)	13mo	$319,000	$192	69
2407 Leigh Ter	0.24mi	3/2.0 (+1)	1,366 (-14%)	3mo	$265,000	$194	59
2917 Silver Lake Dr	0.55mi	3/2.0 (+1)	1,544 (-2%)	8mo	$252,000	$163	58
101 Cedar St	0.31mi	3/2.0 (+1)	1,801 (+14%)	1mo	$246,900	$137	57
2505 State St	0.60mi	3/2.0 (+1)	1,701 (+8%)	4mo	$148,000	$87	51
3424 Druid St	0.56mi	3/2.0 (+1)	1,365 (-14%)	8mo	$90,000	$66	40
118 Park Cir	0.68mi	3/2.0 (+1)	1,344 (-15%)	13mo	$115,000	$86	28

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-40,051
• Equity at exit: $33,399

10-year hold

• IRR: -12.1%
• Equity multiple: 0.31×
• Total profit: $-43,546
• Equity at exit: $19,367

Cash invested: $62,720 (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 32177

• Home prices YoY: -28.1%
• Rents YoY: 2.2%
• Active inventory: 319
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,734 medium
• Mortgage (P&I): −$1,175
• Tax from tax record: −$139 /mo · $1,665/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-37

Break-even live

Break-even rent $1,781

Max offer price $217,456

Occupancy floor 97%

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2406 Husson Ave Palatka, FL	3.0	2.0	1559	$1,900	$1.22	19d	1	0.12mi
2500 Westover Dr Palatka, FL	3.0	2.0	1935	$2,100	$1.09	3d	1	0.43mi
3523 Whitehall St Palatka, FL	3.0	2.0	1078	$2,000	$1.86	23d	1	0.45mi
1511 S Palm Ave Unit 4 Palatka, FL	3.0	1.0	1224	$1,250	$1.02	23d	1	1.06mi

Listing history 35 events

1. 2026-06-18
   days on market $224,000 Active 93 DOM
2. 2026-06-17
   days on market $224,000 Active 92 DOM
3. 2026-06-16
   days on market $224,000 Active 91 DOM
4. 2026-06-15
   days on market $224,000 Active 90 DOM
5. 2026-06-13
   days on market $224,000 Active 88 DOM
6. 2026-06-10
   days on market $224,000 Active 84 DOM
7. 2026-06-08
   days on market $224,000 Active 83 DOM
8. 2026-06-07
   days on market $224,000 Active 82 DOM
9. 2026-06-05
   days on market $224,000 Active 79 DOM
10. 2026-06-03
    days on market $224,000 Active 78 DOM
11. 2026-06-02
    days on market $224,000 Active 77 DOM
12. 2026-06-01
    days on market $224,000 Active 76 DOM
13. 2026-05-31
    days on market $224,000 Active 75 DOM
14. 2026-05-15
    status Active
15. 2026-05-12
    historical Active Under Contract
16. 2026-04-28
    price $224,000
17. 2026-03-17
    listed $225,000 Active
18. 2018-03-22
    soldstatus $110,000
19. 2018-02-20
    soldstatus $110,000 Sold 291-char remark

    Show marketing remark (291 chars)

    WOW!!! Completely remodeled 3 bedroom 2 bath brick home over 1,500 sq ft. Newer roof, New flooring throughout, exterior painted, interior painted, updated bathrooms, updated kitchen. Large Kitchen, Large fenced lot. Open floor plan. This one will go fast!!! Brand new A/C to be installed.

20. 2018-01-31
    status Pending 291-char remark

    Show marketing remark (291 chars)

    WOW!!! Completely remodeled 3 bedroom 2 bath brick home over 1,500 sq ft. Newer roof, New flooring throughout, exterior painted, interior painted, updated bathrooms, updated kitchen. Large Kitchen, Large fenced lot. Open floor plan. This one will go fast!!! Brand new A/C to be installed.

21. 2018-01-11
    historical Active - Contingent 291-char remark

    Show marketing remark (291 chars)

    WOW!!! Completely remodeled 3 bedroom 2 bath brick home over 1,500 sq ft. Newer roof, New flooring throughout, exterior painted, interior painted, updated bathrooms, updated kitchen. Large Kitchen, Large fenced lot. Open floor plan. This one will go fast!!! Brand new A/C to be installed.

22. 2017-12-24
    price $114,900 291-char remark

    Show marketing remark (291 chars)

    WOW!!! Completely remodeled 3 bedroom 2 bath brick home over 1,500 sq ft. Newer roof, New flooring throughout, exterior painted, interior painted, updated bathrooms, updated kitchen. Large Kitchen, Large fenced lot. Open floor plan. This one will go fast!!! Brand new A/C to be installed.

23. 2017-12-14
    status Active 291-char remark

    Show marketing remark (291 chars)

    WOW!!! Completely remodeled 3 bedroom 2 bath brick home over 1,500 sq ft. Newer roof, New flooring throughout, exterior painted, interior painted, updated bathrooms, updated kitchen. Large Kitchen, Large fenced lot. Open floor plan. This one will go fast!!! Brand new A/C to be installed.

24. 2017-11-28
    historical 291-char remark

    Show marketing remark (291 chars)

    WOW!!! Completely remodeled 3 bedroom 2 bath brick home over 1,500 sq ft. Newer roof, New flooring throughout, exterior painted, interior painted, updated bathrooms, updated kitchen. Large Kitchen, Large fenced lot. Open floor plan. This one will go fast!!! Brand new A/C to be installed.

25. 2017-11-22
    listed $119,000 Active 291-char remark

    Show marketing remark (291 chars)

    WOW!!! Completely remodeled 3 bedroom 2 bath brick home over 1,500 sq ft. Newer roof, New flooring throughout, exterior painted, interior painted, updated bathrooms, updated kitchen. Large Kitchen, Large fenced lot. Open floor plan. This one will go fast!!! Brand new A/C to be installed.

26. 2017-10-10
    soldstatus $49,900 Sold 277-char remark

    Show marketing remark (277 chars)

    Priced to sell 3 bedroom, 2 bathroom brick home with a large kitchen and living space. Large fenced lot with a 2 car carport. Home needs a little TLC. This home can serve as a great investment opportunity and has a lot of potential. House is being sold in ''as-is'' condition.

27. 2017-09-13
    status Pending 277-char remark

    Show marketing remark (277 chars)

    Priced to sell 3 bedroom, 2 bathroom brick home with a large kitchen and living space. Large fenced lot with a 2 car carport. Home needs a little TLC. This home can serve as a great investment opportunity and has a lot of potential. House is being sold in ''as-is'' condition.

28. 2017-09-07
    status Active 277-char remark

    Show marketing remark (277 chars)

    Priced to sell 3 bedroom, 2 bathroom brick home with a large kitchen and living space. Large fenced lot with a 2 car carport. Home needs a little TLC. This home can serve as a great investment opportunity and has a lot of potential. House is being sold in ''as-is'' condition.

29. 2017-09-07
    historical 277-char remark

    Show marketing remark (277 chars)

    Priced to sell 3 bedroom, 2 bathroom brick home with a large kitchen and living space. Large fenced lot with a 2 car carport. Home needs a little TLC. This home can serve as a great investment opportunity and has a lot of potential. House is being sold in ''as-is'' condition.

30. 2017-09-07
    status Active 277-char remark

    Show marketing remark (277 chars)

    Priced to sell 3 bedroom, 2 bathroom brick home with a large kitchen and living space. Large fenced lot with a 2 car carport. Home needs a little TLC. This home can serve as a great investment opportunity and has a lot of potential. House is being sold in ''as-is'' condition.

31. 2017-09-06
    listed $49,900 Active 277-char remark

    Show marketing remark (277 chars)

    Priced to sell 3 bedroom, 2 bathroom brick home with a large kitchen and living space. Large fenced lot with a 2 car carport. Home needs a little TLC. This home can serve as a great investment opportunity and has a lot of potential. House is being sold in ''as-is'' condition.

32. 2017-09-06
    historical 277-char remark

    Show marketing remark (277 chars)

    Priced to sell 3 bedroom, 2 bathroom brick home with a large kitchen and living space. Large fenced lot with a 2 car carport. Home needs a little TLC. This home can serve as a great investment opportunity and has a lot of potential. House is being sold in ''as-is'' condition.

33. 2017-08-11
    soldstatus $32,128
34. 1988-12-01
    soldstatus $58,500
35. 1985-12-01
    soldstatus $59,000

ⓘ 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: $1,665 · $139/mo
• Projected year-2 tax: $1,859 · $155/mo
• Expected delta: +$194/yr (+$16/mo · 11.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 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: $20,806
• − Mortgage interest: −$12,547
• − Property taxes: −$1,665
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$6,516
• Taxable loss: −$4,372
• Est. tax savings @ 24.0%: +$1,049
• After-tax cash flow: $605/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

+279.7% since first listed

22 events — show timeline

• 2026-05-15 Relisted — realMLS
• 2026-05-12 Contingent — realMLS
• 2026-04-28 Price Changed $224,000 realMLS
• 2026-03-17 Listed $225,000 realMLS
• 2018-03-22 Sold (Public Records) $110,000 Public Records
• 2018-02-20 Sold (MLS) $110,000 realMLS
• 2018-01-31 Pending — realMLS
• 2018-01-11 Contingent — realMLS
• 2017-12-24 Price Changed $114,900 realMLS
• 2017-12-14 Relisted — realMLS
• 2017-11-28 Listing Removed — realMLS
• 2017-11-22 Listed $119,000 realMLS
• 2017-10-10 Sold (MLS) $49,900 realMLS
• 2017-09-13 Pending — realMLS
• 2017-09-07 Relisted — realMLS
• 2017-09-07 Listing Removed — realMLS
• 2017-09-07 Relisted — realMLS
• 2017-09-06 Listed $49,900 realMLS
• 2017-09-06 Listing Removed — realMLS
• 2017-08-11 Sold (Public Records) $32,128 Public Records
• 1988-12-01 Sold (Public Records) $58,500 Public Records
• 1985-12-01 Sold (Public Records) $59,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,665 · +10.7% YoY. Source: county tax records.