101 Pecan St · Palatka, FL 32177

$65,000

2 bd · 1.0 ba · 875 sqft · SingleFamily public records · 346 Days on market

Built 1961 0.25 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Potential Commercial Opportunity located just minutes from downtown Palatka! 101 Pecan Street offers a unique opportunity for investors or entrepreneurs ready to customize a space from the ground up. The building will require a full renovation tailored to your business or residence. Situated in the tranquil Baileyville neighborhood, this property offers a quiet setting ideal for various commercial or residential applications.

Key facts

• 0.25 acre lot
• Pool
• Built 1961

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence; Zoning: COM 2; Lot size approximately 0.25 acres; Vegetation includes oak trees; Lot access: chip-and-seal road; Above-ground pool; Total building area about 875 square feet
• Financial info: No financial details provided
• HOA & community: No HOA

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Water source: see remarks; Sewer: other; Other utilities
• Home design: Single family residence; One story; East-facing
• Construction: Other construction materials; Metal roof; Slab foundation; Built as a fixer (needs repair)
• Exterior features: Other exterior features

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: No interior features listed
• Laundry & utility: No laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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: health & safety C-, crime D, 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.
• Zoned schools: James A. Long Elementary School (math 37% / reading 37%, grade F, #1,609 of 2,144 statewide, top 77%, 552 students, 66% FRL); Putnam Academy of Arts And Sciences (math 42% / reading 52%, grade D+, #291 of 571 statewide, top 52%, 177 students, 75% FRL, charter); Palatka Jr - Sr High School (math 13% / reading 30%, grade F, #546 of 667 statewide, top 82%, 1,639 students, 64% FRL) — zoned schools at 68% FRL track the district average.
• Market conditions: Rents rising (+2.2%/yr); 319 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 31% 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 $449 of loan paydown is wiped out by about $2k 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 + 2.2% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 346 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 346 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 1961 — 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. 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?
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: 1.89% ✓
• Cap rate: 15.74%
• Cash-on-cash: 33.75%
• DSCR: 2.50
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $157,500
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 E Palmetto St	0.06mi	2/1.0	806 (-8%)	12mo	$145,000	$180	74
1701 Wapalaw St	0.65mi	2/1.0	840 (-4%)	6mo	$155,000	$185	58
307 Lake St	0.18mi	3/2.0 (+1)	984 (+12%)	10mo	$49,900	$51	54
2608 Oak St	0.68mi	2/1.0	936 (+7%)	8mo	$171,000	$183	50
3331 Ross Cir	0.65mi	2/1.0	904 (+3%)	20mo	$160,000	$177	47
3205 Weaver Rd	0.60mi	3/2.0 (+1)	954 (+9%)	1mo	$120,000	$126	47
3209 Weaver Rd	0.61mi	3/1.0 (+1)	924 (+6%)	13mo	$180,000	$195	46
2902 St Johns Ave	0.66mi	2/1.5	792 (-10%)	10mo	$100,000	$126	43
3308 Ross Cir	0.68mi	3/2.0 (+1)	960 (+10%)	0mo	$198,000	$206	43
3415 Weaver Rd	0.74mi	2/1.0	1,002 (+14%)	19mo	$60,000	$60	26

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: 28.2%
• Equity multiple: 2.16×
• Total profit: $21,152
• Equity at exit: $9,692

10-year hold

• IRR: 35.2%
• Equity multiple: 4.11×
• Total profit: $56,684
• Equity at exit: $5,620

Cash invested: $18,200 (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 32177

• Home prices YoY: -28.1%
• Rents YoY: 2.2%
• Active inventory: 319
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$341
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $512

Break-even live

Break-even rent $583

Max offer price $65,000

Occupancy floor 53%

Sensitivity live

Price	-10% $549	-5% $530	+0% $512	+5% $494	+10% $475
Rent	-10% $415	-5% $463	+0% $512	+5% $561	+10% $609
Rate	-1.0pp $545	-0.5pp $528	base $512	+0.5pp $495	+1.0pp $478

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1510 Laurel St Palatka, FL	3.0	1.0	1080	$1,659	$1.54	5d	1	0.96mi
1010 Bronson St Apt 12 Palatka, FL	2.0	1.0	700	$1,095	$1.56	5d	1	1.03mi
1010 Bronson St Unit 3 Palatka, FL	1.0	1.0	650	$975	$1.50	25d	1	1.03mi
716 Bronson St Palatka, FL	3.0	1.0	900	$1,175	$1.31	25d	1	1.25mi
3115 Carter Ln Palatka, FL	2.0	1.0	684	$900	$1.32	23d	1	1.31mi

Listing history 20 events

1. 2026-06-21
   days on market $65,000 Active 346 DOM
2. 2026-06-18
   days on market $65,000 Active 343 DOM
3. 2026-06-17
   days on market $65,000 Active 342 DOM
4. 2026-06-16
   days on market $65,000 Active 341 DOM
5. 2026-06-15
   days on market $65,000 Active 340 DOM
6. 2026-06-13
   days on market $65,000 Active 338 DOM
7. 2026-06-10
   days on market $65,000 Active 334 DOM
8. 2026-06-08
   days on market $65,000 Active 333 DOM
9. 2026-06-07
   days on market $65,000 Active 332 DOM
10. 2026-06-05
    days on market $65,000 Active 329 DOM
11. 2026-06-03
    days on market $65,000 Active 328 DOM
12. 2026-06-02
    days on market $65,000 Active 327 DOM
13. 2026-06-01
    days on market $65,000 Active 326 DOM
14. 2026-05-31
    days on market $65,000 Active 325 DOM
15. 2025-09-10
    status Active

    Show marketing remark (429 chars)

    Potential Commercial Opportunity located just minutes from downtown Palatka! 101 Pecan Street offers a unique opportunity for investors or entrepreneurs ready to customize a space from the ground up. The building will require a full renovation tailored to your business or residence. Situated in the tranquil Baileyville neighborhood, this property offers a quiet setting ideal for various commercial or residential applications.

16. 2025-09-10
    status Active 429-char remark

    Show marketing remark (429 chars)

    Potential Commercial Opportunity located just minutes from downtown Palatka! 101 Pecan Street offers a unique opportunity for investors or entrepreneurs ready to customize a space from the ground up. The building will require a full renovation tailored to your business or residence. Situated in the tranquil Baileyville neighborhood, this property offers a quiet setting ideal for various commercial or residential applications.

17. 2025-08-20
    status Pending

    Show marketing remark (429 chars)

    Potential Commercial Opportunity located just minutes from downtown Palatka! 101 Pecan Street offers a unique opportunity for investors or entrepreneurs ready to customize a space from the ground up. The building will require a full renovation tailored to your business or residence. Situated in the tranquil Baileyville neighborhood, this property offers a quiet setting ideal for various commercial or residential applications.

18. 2025-08-20
    historical Contingent- Accepting Backups 429-char remark

    Show marketing remark (429 chars)

    Potential Commercial Opportunity located just minutes from downtown Palatka! 101 Pecan Street offers a unique opportunity for investors or entrepreneurs ready to customize a space from the ground up. The building will require a full renovation tailored to your business or residence. Situated in the tranquil Baileyville neighborhood, this property offers a quiet setting ideal for various commercial or residential applications.

19. 2025-06-19
    listed $65,000 Active

    Show marketing remark (429 chars)

    Potential Commercial Opportunity located just minutes from downtown Palatka! 101 Pecan Street offers a unique opportunity for investors or entrepreneurs ready to customize a space from the ground up. The building will require a full renovation tailored to your business or residence. Situated in the tranquil Baileyville neighborhood, this property offers a quiet setting ideal for various commercial or residential applications.

20. 2025-06-19
    listed $65,000 Active 429-char remark

    Show marketing remark (429 chars)

    Potential Commercial Opportunity located just minutes from downtown Palatka! 101 Pecan Street offers a unique opportunity for investors or entrepreneurs ready to customize a space from the ground up. The building will require a full renovation tailored to your business or residence. Situated in the tranquil Baileyville neighborhood, this property offers a quiet setting ideal for various commercial or residential applications.

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $1,109 · $92/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,769
• − Mortgage interest: −$3,641
• − Property taxes: −$1,109
• − Insurance: −$325
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$1,891
• Taxable income: $5,440
• Est. tax owed @ 24.0%: −$1,306
• After-tax cash flow: $4,838/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

+0.0% since first listed

6 events — show timeline

• 2025-09-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-10 Relisted — St. Augustine and St. Johns County Board of REALTORS®
• 2025-08-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-20 Contingent — St. Augustine and St. Johns County Board of REALTORS®
• 2025-06-19 Listed $65,000 St. Augustine and St. Johns County Board of REALTORS®
• 2025-06-19 Listed $65,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2025): $1,109 · +5.1% YoY. Source: county tax records.