240 Kitty Ave · Interlachen, FL 32148

$99,900

3 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 136 Days on market

Built 1970 0.57 ac lot Est $175k · 43% 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.0/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy 3 bedroom 2 bath home with large living room, dining room, cute kitchen, two screen porches to enjoy the views of your huge trees and lovely yard and this wonderful Florida weather, and there's lots of room for all your toys!! Also a 2 car carport, a 1 car carport and room for your motorcycle!! All on over a half acre and the whole parcel is fenced!! Only 30 minutes to Gainesville, which is great if you are trying to escape the big city living, but still work or play there!! If you love to fish, the St. Johns River and Palatka are only 20 minutes away!! Come take a look at this cozy set up!! OWNER FINANCE WITH $20,000 DOWN!! 5.5% INTEREST FOR FIVE YEARS!!

Key facts

• Covered carport
• Metal roof-over
• Central a/c

Tags

• METAL ROOF-OVER
• CENTRAL A/C
• SCREENED PORCH
• COVERED CARPORT
• ASPHALT DRIVE
• FULLY FENCED YARD

Property features AI

Finance

• Other: Lot approximately 0.57 acre (dimensions 182.9 x 125); Total acreage listed as 1/2 to less than 1
• Financial info: Lease restrictions: none indicated
• HOA & community: No association

Exterior

• Parking: Carport (1 space)
• Utilities: Well water; Septic tank; Electricity connected; Phone available; Water connected
• Home design: Residential mobile home (double wide); One story; Faces northwest; Homesteaded
• Construction: Vinyl siding over frame construction; Roof over; Crawlspace foundation; Built as double wide mobile home
• Exterior features: Awnings; Exterior lighting; Private mailbox; Dirt and limerock road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry access outside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 5.6% in Interlachen — 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 67/100 on livability (#540 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute 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.
• Market conditions: 759 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 113 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 136 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $36k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $100k implies a 284% 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; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.00% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $175,200
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 Maltas Ave	0.37mi	3/2.0	1,264 (+5%)	0mo	$180,000	$142	74
210 Lenore Ave	0.39mi	3/2.0	1,152 (-4%)	4mo	$135,000	$117	72
209 Dawn Ave	0.13mi	3/2.0	1,056 (-12%)	8mo	$186,000	$176	68
152 Violet Cir	0.35mi	3/2.0	1,296 (+8%)	5mo	$269,900	$208	66
213 Kitty Ave	0.24mi	3/2.0	1,296 (+8%)	17mo	$224,000	$173	61
422 Annette Ave	0.41mi	3/2.0	1,248 (+4%)	17mo	$62,000	$50	60
106 Lenore Ave	0.14mi	3/2.0	1,056 (-12%)	18mo	$150,000	$142	59
102 Lenore Ave	0.13mi	3/2.0	1,027 (-14%)	17mo	$179,900	$175	56
104 Lenore Ave	0.15mi	3/2.0	1,027 (-14%)	17mo	$169,000	$165	55
108 Hugh Ave	0.48mi	3/2.0	1,344 (+12%)	5mo	$120,000	$89	54
119 Walter Ave	0.64mi	2/2.0 (-1)	1,027 (-14%)	4mo	$149,900	$146	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-3,767
• Equity at exit: $14,895

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $12,593
• Equity at exit: $8,638

Cash invested: $27,972 (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 32148

• Home prices YoY: -5.8%
• Active inventory: 759
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$29 /mo · $345/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $196

Break-even live

Break-even rent $752

Max offer price $99,900

Occupancy floor 75%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Cindy Ave Interlachen, FL	2.0	2.0	784	$1,000	$1.28	21d	1	0.51mi

Listing history 12 events

1. 2026-06-01
   statusdays on market $99,900 Pending 136 DOM
2. 2026-05-31
   days on market $99,900 Active 135 DOM
3. 2026-05-20
   price $99,900
4. 2026-04-09
   price $129,900
5. 2026-01-16
   listed $135,900 Active
6. 2014-11-12
   historical 674-char remark

   Show marketing remark (674 chars)

   This cozy 3 bedroom 2 bath home with large living room, dining room, cute kitchen, two screen porches to enjoy the views of your huge trees and lovely yard and this wonderful Florida weather, and there's lots of room for all your toys!! Also a 2 car carport, a 1 car carport and room for your motorcycle!! All on over a half acre and the whole parcel is fenced!! Only 30 minutes to Gainesville, which is great if you are trying to escape the big city living, but still work or play there!! If you love to fish, the St. Johns River and Palatka are only 20 minutes away!! Come take a look at this cozy set up!! OWNER FINANCE WITH $20,000 DOWN!! 5.5% INTEREST FOR FIVE YEARS!!

7. 2014-10-16
   listed $47,900 Active 674-char remark

   Show marketing remark (674 chars)

   This cozy 3 bedroom 2 bath home with large living room, dining room, cute kitchen, two screen porches to enjoy the views of your huge trees and lovely yard and this wonderful Florida weather, and there's lots of room for all your toys!! Also a 2 car carport, a 1 car carport and room for your motorcycle!! All on over a half acre and the whole parcel is fenced!! Only 30 minutes to Gainesville, which is great if you are trying to escape the big city living, but still work or play there!! If you love to fish, the St. Johns River and Palatka are only 20 minutes away!! Come take a look at this cozy set up!! OWNER FINANCE WITH $20,000 DOWN!! 5.5% INTEREST FOR FIVE YEARS!!

8. 2013-09-11
   listed $49,400 330-char remark

   Show marketing remark (330 chars)

   OVER HALF ACRE FENCED AND GATED WITH LUCIOUS LAWN, TREES, PLACE FOR A GARDEN. COMFORTABLE LIVING WITH SPACIOUS LIVING ROOM, DINING/EAT IN KITCHEN. COVERED PARKING FOR YOUR MOTORCYCLE AND VEHICLE WITH ADDITIONAL COVERED PARKING. 2 OUTBUILDINGS INCLUDING WORKSHOP. FRONT SCREEN PORCH TO ENJOY THE LOVELY FLORIDA WEATHER. A MUST SEE.

9. 2012-07-09
   listed $49,900
10. 2004-02-23
    soldstatus $26,000
11. 2004-02-23
    soldstatus $26,000
12. 2004-01-07
    listed $29,000

ⓘ 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: $345 · $29/mo
• Projected year-2 tax: $829 · $69/mo
• Expected delta: +$484/yr (+$40/mo · 140.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$5,596
• − Property taxes: −$345
• − Insurance: −$500
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,906
• Taxable income: $733
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $2,173/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 — Interlachen

• Score: 67/100
• State rank: #540
• US rank: #10162

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,580
• Population (ZIP): 11,580

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: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 8% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -16.98%
• Current HPI: 277.2763
• Rent YoY: —
• Metro: —
• 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

+244.5% since first listed

10 events — show timeline

• 2026-05-20 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Listed $135,900 Stellar MLS as Distributed by MLS Grid
• 2014-11-12 Listing Removed — realMLS
• 2014-10-16 Listed $47,900 realMLS
• 2013-09-11 Listed $49,400 realMLS
• 2012-07-09 Listed $49,900 realMLS
• 2004-02-23 Sold (Public Records) $26,000 Public Records
• 2004-02-23 Sold (MLS) $26,000 realMLS
• 2004-01-07 Listed $29,000 realMLS

Property tax history

-2.2%/yr

Latest (2025): $345 · +17.6% YoY. Source: county tax records.