116 Oakland Ave S · East Palatka, FL 32187

$140,000

1 bd · 1.0 ba · 676 sqft · SingleFamily public records · 60 Days on market

Built 1955 10,018 sqft lot

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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 +25.2/30.0
• Appreciation +9.6/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

If you've been craving something easy, this might be it. This 1-bedroom, 1-bath home in San Mateo offers a laid-back, low-maintenance setup that fits a variety of needs--from a personal retreat to an income-producing opportunity. It's the kind of place that feels simple in the best way, with a comfortable layout and just enough space to make it your own. Tucked in a quiet area but still close to everything you need, this one is all about keeping life uncomplicated.

Key facts

• 0.23 acre lot
• Parking
• Built 1955

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking; 1-space carport
• Utilities: Septic tank sewer; Cable available; Electricity connected
• Home design: Single family residence; Residential / Single Family
• Exterior features: No private pool; Lot approximately 0.23 acres

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.1% in East 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 61/100 on livability (#789 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: health & safety C-, schools F, 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.
• Market conditions: 30 active listings in the ZIP; 113 units permitted in Putnam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($968 loan paydown + $13k appreciation (9.2% local appreciation)).
• Putnam County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.2% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $140k implies a 496% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 1.09% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.7%
• Equity multiple: 3.26×
• Total profit: $88,444
• Equity at exit: $117,771

10-year hold

• IRR: 26.1%
• Equity multiple: 7.20×
• Total profit: $242,928
• Equity at exit: $245,585

Cash invested: $39,200 (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 32187

• Home prices YoY: 4.4%
• Active inventory: 30
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,532 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $315

Break-even live

Break-even rent $1,133

Max offer price $140,000

Occupancy floor 74%

Sensitivity live

Price	-10% $394	-5% $355	+0% $315	+5% $275	+10% $236
Rent	-10% $194	-5% $255	+0% $315	+5% $376	+10% $436
Rate	-1.0pp $386	-0.5pp $351	base $315	+0.5pp $279	+1.0pp $242

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $140,000 Active 60 DOM
2. 2026-06-18
   days on market $140,000 Active 57 DOM
3. 2026-06-17
   days on market $140,000 Active 56 DOM
4. 2026-06-16
   days on market $140,000 Active 55 DOM
5. 2026-06-15
   days on market $140,000 Active 54 DOM
6. 2026-06-13
   days on market $140,000 Active 52 DOM
7. 2026-06-09
   days on market $140,000 Active 48 DOM
8. 2026-06-08
   days on market $140,000 Active 47 DOM
9. 2026-06-07
   days on market $140,000 Active 46 DOM
10. 2026-06-05
    days on market $140,000 Active 43 DOM
11. 2026-06-03
    days on market $140,000 Active 42 DOM
12. 2026-06-02
    days on market $140,000 Active 41 DOM
13. 2026-06-01
    days on market $140,000 Active 40 DOM
14. 2026-05-31
    days on market $140,000 Active 39 DOM
15. 2026-04-22
    listed $140,000 Active
16. 1997-06-27
    soldstatus $23,500
17. 1996-03-01
    soldstatus $6,000
18. 1993-05-13
    soldstatus $8,750
19. 1993-03-16
    soldstatus $15,750

ⓘ 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: $1,235 · $103/mo
• Projected year-2 tax: $1,235 · $103/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $18,388
• − Mortgage interest: −$7,842
• − Property taxes: −$1,235
• − Insurance: −$700
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$4,073
• Taxable income: $1,596
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $3,398/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 — East Palatka

• Score: 61/100
• State rank: #789
• US rank: #18035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,117

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Russian 4% Scottish 3% Lithuanian 3%

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: ▲ 9.17%
• Current HPI: 218.2988
• 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

+788.9% since first listed

5 events — show timeline

• 2026-04-22 Listed $140,000 realMLS
• 1997-06-27 Sold (Public Records) $23,500 Public Records
• 1996-03-01 Sold (Public Records) $6,000 Public Records
• 1993-05-13 Sold (Public Records) $8,750 Public Records
• 1993-03-16 Sold (Public Records) $15,750 Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,235 · +1.3% YoY. Source: county tax records.