808 County Road 20a · Interlachen, FL 32640

$99,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 62 Days on market

Built 1995 0.62 ac lot Est $178k · 44% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Charming home set on an expansive lot in Hawthorne, FL! Bursting with opportunity, this inviting home is ready for your personal touch and creative vision. Enjoy relaxing evenings on the large covered back porch, perfect for soaking in the peaceful, natural surroundings. A convenient carport keeps your vehicle protected, while the separate garage offers endless possibilities--ideal for a workshop, storage, or space for all your tools and toys. Nestled in a scenic area known for its natural beauty and nearby fishing spots, this property is a hidden gem for those seeking tranquility with room to grow. Property being sold as is.

Key facts

• Expansive lot
• Separate garage
• Scenic area

Tags

• EXPANSIVE LOT
• LARGE COVERED BACK PORCH
• CONVENIENT CARPORT
• SEPARATE GARAGE
• SCENIC AREA
• NEARBY FISHING SPOTS

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Covered parking; Detached carport (2 spaces); Detached garage (1 space)
• Utilities: Septic tank (private sewer); Sewer connected; Water connected
• Home design: Single-family residence; One story
• Construction: Wood siding; Metal roof
• Exterior features: Covered front and rear porches; Shed(s) and workshop on property; County road frontage; Paved road access

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Primary bathroom with tub and shower
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 5.2% 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: amenities F, commute F, employment 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: Ochwilla Elementary School (math 27% / reading 32%, grade F, #1,896 of 2,144 statewide, top 90%, 410 students, 64% FRL); Putnam Academy of Arts And Sciences (math 42% / reading 52%, grade D+, #291 of 571 statewide, top 52%, 177 students, 75% FRL, charter); Interlachen Jr-Sr High School (math 16% / reading 32%, grade F, #529 of 667 statewide, top 80%, 1,097 students, 71% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: 300 active listings in the ZIP; 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 $684 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.30% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.06%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $177,840
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
778 Keuka Rd	0.34mi	3/2.0 (+1)	1,000 (+10%)	24mo	$195,000	$195	39

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $9,042
• Equity at exit: $14,761

10-year hold

• IRR: 17.5%
• Equity multiple: 2.45×
• Total profit: $40,129
• Equity at exit: $8,560

Cash invested: $27,720 (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 32640

• Home prices YoY: -5.3%
• Active inventory: 300
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$66 /mo · $791/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $394

Break-even live

Break-even rent $793

Max offer price $99,000

Occupancy floor 64%

Sensitivity live

Price	-10% $450	-5% $422	+0% $394	+5% $366	+10% $338
Rent	-10% $292	-5% $343	+0% $394	+5% $445	+10% $496
Rate	-1.0pp $444	-0.5pp $419	base $394	+0.5pp $368	+1.0pp $342

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-01
   days on market $99,000 Active 62 DOM
2. 2026-05-31
   days on market $99,000 Active 61 DOM
3. 2026-05-14
   price $99,000
4. 2026-05-11
   price $115,000
5. 2026-04-30
   price $130,000
6. 2026-04-20
   price $135,000
7. 2026-04-07
   price $150,000
8. 2026-03-31
   listed $165,000 Active
9. 2026-02-26
   soldstatus $70,000
10. 2005-08-30
    soldstatus $80,000

ⓘ 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: $791 · $66/mo
• Projected year-2 tax: $822 · $68/mo
• Expected delta: +$31/yr (+$3/mo · 3.9%)

ⓘ 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 · 21 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: $15,500
• − Mortgage interest: −$5,546
• − Property taxes: −$791
• − Insurance: −$495
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$2,880
• Taxable income: $3,309
• Est. tax owed @ 24.0%: −$794
• After-tax cash flow: $3,935/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): 10,780

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 (69%)
• Race & ethnicity: White 69% Black 24% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -15.68%
• Current HPI: 278.0079
• 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

+23.8% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $99,000 realMLS
• 2026-05-11 Price Changed $115,000 realMLS
• 2026-04-30 Price Changed $130,000 realMLS
• 2026-04-20 Price Changed $135,000 realMLS
• 2026-04-07 Price Changed $150,000 realMLS
• 2026-03-31 Listed $165,000 realMLS
• 2026-02-26 Sold (Public Records) $70,000 Public Records
• 2005-08-30 Sold (Public Records) $80,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $791 · +11.6% YoY. Source: county tax records.