110 Plantation Cir · Palatka, FL 32177

$119,000

2 bd · 1.0 ba · 576 sqft · Manufactured public records · 21 Days on market

Built 1980 0.92 ac lot

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.5/10.0
• 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 MLS

In a about one acre corner land seats this beautiful Mobil Home for sale located in this country site of Palatka. Perfect for first time buyers or if you want to dawn size to a small home. Five years old roof. Property is fenced all around with a gate. There are two sheds. Softener System is located in one of the sheds. There are well and septic tank. Electricity and water is connected. Come and see this property. Seller is very motivated.

Key facts

• Fully fenced
• Metal siding
• Metal roof-over

Tags

• ZONED AGRICULTURAL
• METAL ROOF-OVER
• METAL SIDING
• FULLY FENCED
• DETACHED SHED

Property features AI

Exterior

• Parking: Other parking
• Utilities: Septic tank; Cable available
• Home design: Single-wide manufactured home; Residential use
• Exterior features: Approximately 0.92-acre lot; Agricultural lot setting; Road frontage on a county road

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning units; No central heating
• Interior features: Electric range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (4.5% below list).
• Recommended offer: $114k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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; 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 $823 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 21 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $100k; 19% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,604 (4.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.23% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-9,424
• Equity at exit: $17,743

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $1,973
• Equity at exit: $10,289

Cash invested: $33,320 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$55 /mo · $656/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $169

Break-even live

Break-even rent $922

Max offer price $119,000

Occupancy floor 80%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $119,000 Active 21 DOM
2. 2026-06-17
   days on market $119,000 Active 20 DOM
3. 2026-06-16
   days on market $119,000 Active 19 DOM
4. 2026-06-15
   days on market $119,000 Active 18 DOM
5. 2026-06-13
   days on market $119,000 Active 16 DOM
6. 2026-06-09
   days on market $119,000 Active 12 DOM
7. 2026-06-08
   days on market $119,000 Active 11 DOM
8. 2026-06-07
   days on market $119,000 Active 10 DOM
9. 2026-06-05
   days on market $119,000 Active 7 DOM
10. 2026-06-03
    days on market $119,000 Active 6 DOM
11. 2026-06-02
    days on market $119,000 Active 5 DOM
12. 2026-06-01
    days on market $119,000 Active 4 DOM
13. 2026-05-31
    days on market $119,000 Active 3 DOM
14. 2026-05-27
    listed $119,000 Active
15. 2024-12-09
    soldstatus $100,000
16. 2024-12-04
    soldstatus $100,000 Closed 443-char remark

    Show marketing remark (443 chars)

    In a about one acre corner land seats this beautiful Mobil Home for sale located in this country site of Palatka. Perfect for first time buyers or if you want to dawn size to a small home. Five years old roof. Property is fenced all around with a gate. There are two sheds. Softener System is located in one of the sheds. There are well and septic tank. Electricity and water is connected. Come and see this property. Seller is very motivated.

17. 2024-11-19
    status Pending 443-char remark

    Show marketing remark (443 chars)

    In a about one acre corner land seats this beautiful Mobil Home for sale located in this country site of Palatka. Perfect for first time buyers or if you want to dawn size to a small home. Five years old roof. Property is fenced all around with a gate. There are two sheds. Softener System is located in one of the sheds. There are well and septic tank. Electricity and water is connected. Come and see this property. Seller is very motivated.

18. 2024-10-18
    price $110,000 443-char remark

    Show marketing remark (443 chars)

    In a about one acre corner land seats this beautiful Mobil Home for sale located in this country site of Palatka. Perfect for first time buyers or if you want to dawn size to a small home. Five years old roof. Property is fenced all around with a gate. There are two sheds. Softener System is located in one of the sheds. There are well and septic tank. Electricity and water is connected. Come and see this property. Seller is very motivated.

19. 2024-08-14
    listed $160,000 Active 443-char remark

    Show marketing remark (443 chars)

    In a about one acre corner land seats this beautiful Mobil Home for sale located in this country site of Palatka. Perfect for first time buyers or if you want to dawn size to a small home. Five years old roof. Property is fenced all around with a gate. There are two sheds. Softener System is located in one of the sheds. There are well and septic tank. Electricity and water is connected. Come and see this property. Seller is very motivated.

20. 2022-09-16
    soldstatus $60,000

ⓘ 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: $656 · $55/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$332/yr (+$28/mo · 50.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,632
• − Mortgage interest: −$6,666
• − Property taxes: −$656
• − Insurance: −$595
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$3,462
• Taxable income: $72
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $2,013/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

+98.3% since first listed

7 events — show timeline

• 2026-05-27 Listed $119,000 realMLS
• 2024-12-09 Sold (Public Records) $100,000 Public Records
• 2024-12-04 Sold (MLS) $100,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-10-18 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-14 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-16 Sold (Public Records) $60,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $656 · +41.7% YoY. Source: county tax records.