139 Dunn Ave · East Palatka, FL 32187

$175,000

2 bd · 2.0 ba · 1,068 sqft · SingleFamily public records · 37 Days on market

Built 1975 0.37 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 +27.5/30.0
• DSCR +9.6/10.0
• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice quiet area, one lot from river & close to Hwy 17. 2BR/2BA with 2-car carport enclosed on 3 sides that could easily be made into a garage. Nicely landscaped w/several fruit trees. Summer porch & kitchen has window a/c. Will be connected to county water system when it is available.

Key facts

• Water views
• Mature fruit trees
• Paved driveway

Tags

• CORNER LOT
• WATER VIEWS
• FULLY FENCED LOT
• MATURE SHADE TREES
• MATURE FRUIT TREES
• PAVED DRIVEWAY

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached carport; Carport with 2 spaces; RV access/parking
• Utilities: Septic tank; Electricity connected; Water connected
• Home design: Single-family residence; One-story; Home faces north
• Construction: Frame construction with wood siding; Shingle roof
• Exterior features: Covered patio/porch; Deck; Porch; Chain-link full fencing; Shed(s); Corner lot with many trees; Asphalt road access

Interior

• Kitchen: Disposal; Electric oven; Electric range; Refrigerator
• Bedrooms: 2 bedrooms (both on main level); Primary bedroom with attached bath
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air; Wall/window unit(s)
• Interior features: Ceiling fans; Kitchen island; Primary bathroom with shower (no tub)
• Laundry & utility: Laundry located in carport; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.3% 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-, 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.
• Zoned schools: Browning-Pearce Elementary School (math 40% / reading 39%, grade F, #1,513 of 2,144 statewide, top 73%, 660 students, 72% FRL); 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: 28 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

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $89k; list at $175k implies a 97% 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; moderate 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1975 — 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: 1.14% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.65%
• DSCR: 1.56
• GRM: 7.3

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: 32.0%
• Equity multiple: 3.42×
• Total profit: $118,336
• Equity at exit: $147,214

10-year hold

• IRR: 28.0%
• Equity multiple: 7.54×
• Total profit: $320,364
• Equity at exit: $306,981

Cash invested: $49,000 (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: 28
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$73 /mo · $874/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $517

Break-even live

Break-even rent $1,346

Max offer price $175,000

Occupancy floor 69%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Woods Rd San Mateo, FL	3.0	1.0	1000	$2,000	$2.00	2d	1	1.44mi

Listing history 22 events

1. 2026-06-18
   days on market $175,000 Active 37 DOM
2. 2026-06-17
   days on market $175,000 Active 36 DOM
3. 2026-06-16
   days on market $175,000 Active 35 DOM
4. 2026-06-15
   days on market $175,000 Active 34 DOM
5. 2026-06-13
   days on market $175,000 Active 32 DOM
6. 2026-06-09
   days on market $175,000 Active 28 DOM
7. 2026-06-08
   days on market $175,000 Active 27 DOM
8. 2026-06-07
   days on market $175,000 Active 26 DOM
9. 2026-06-05
   days on market $175,000 Active 23 DOM
10. 2026-06-03
    days on market $175,000 Active 22 DOM
11. 2026-06-02
    days on market $175,000 Active 21 DOM
12. 2026-06-01
    days on market $175,000 Active 20 DOM
13. 2026-05-31
    days on market $175,000 Active 19 DOM
14. 2026-05-04
    listed $175,000 Active
15. 2009-10-30
    soldstatus $89,000
16. 2009-10-29
    historical 293-char remark

    Show marketing remark (293 chars)

    Nice quiet area, one lot from river & close to Hwy 17. 2BR/2BA with 2-car carport enclosed on 3 sides that could easily be made into a garage. Nicely landscaped w/several fruit trees. Summer porch & kitchen has window a/c. Will be connected to county water system when it is available.

17. 2009-10-26
    soldstatus $89,000 293-char remark

    Show marketing remark (293 chars)

    Nice quiet area, one lot from river & close to Hwy 17. 2BR/2BA with 2-car carport enclosed on 3 sides that could easily be made into a garage. Nicely landscaped w/several fruit trees. Summer porch & kitchen has window a/c. Will be connected to county water system when it is available.

18. 2009-08-11
    listed $89,900 293-char remark

    Show marketing remark (293 chars)

    Nice quiet area, one lot from river & close to Hwy 17. 2BR/2BA with 2-car carport enclosed on 3 sides that could easily be made into a garage. Nicely landscaped w/several fruit trees. Summer porch & kitchen has window a/c. Will be connected to county water system when it is available.

19. 2008-02-10
    historical 227-char remark

    Show marketing remark (227 chars)

    Conveniently located in San Mateo, only 1 lot away from river, nice quite area. Good curb appeal, plenty of storage (2 good sized buildings and a boat storage area) Variety of orange trees around lot. Perfect retirement home.

20. 2007-11-23
    listed $130,000 227-char remark

    Show marketing remark (227 chars)

    Conveniently located in San Mateo, only 1 lot away from river, nice quite area. Good curb appeal, plenty of storage (2 good sized buildings and a boat storage area) Variety of orange trees around lot. Perfect retirement home.

21. 2005-11-09
    soldstatus $70,000
22. 1988-05-01
    soldstatus $25,500

ⓘ 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: $874 · $73/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$579/yr (+$48/mo · 66.2%)

ⓘ 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 5/10 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: $24,000
• − Mortgage interest: −$9,803
• − Property taxes: −$874
• − Insurance: −$875
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$5,091
• Taxable income: $3,518
• Est. tax owed @ 24.0%: −$844
• After-tax cash flow: $5,354/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

+586.3% since first listed

9 events — show timeline

• 2026-05-04 Listed $175,000 realMLS
• 2009-10-30 Sold (Public Records) $89,000 Public Records
• 2009-10-29 Listing Removed — realMLS
• 2009-10-26 Sold (MLS) $89,000 realMLS
• 2009-08-11 Listed $89,900 realMLS
• 2008-02-10 Listing Removed — realMLS
• 2007-11-23 Listed $130,000 realMLS
• 2005-11-09 Sold (Public Records) $70,000 Public Records
• 1988-05-01 Sold (Public Records) $25,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $874 · +11.9% YoY. Source: county tax records.