113 Browns Rd · East Palatka, FL 32187

$205,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 26 Days on market

Built 1973 10,018 sqft lot

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Why this score? — see what drove the D+ 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 +13.4/30.0
• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• 1% rule +3.1/10.0
• 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

Heat pump, water softener, metal roof & stainless steel appliances, all one year new, plus a garage.

Key facts

• Newer appliances
• Backyard oasis
• New cabinetry

Tags

• MODERN KITCHEN
• NEW CABINETRY
• NEWER APPLIANCES
• UPDATED BACKSPLASH
• GRANITE COUNTERTOPS
• BACKYARD OASIS

Property features AI

Finance

• Other: Zoning: R2
• Financial info: No lease restrictions reported

Exterior

• Parking: Attached garage; 1-car garage
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; Broadband/high-speed internet available; Water and sewer available and connected
• Home design: Single-family residence; One-story; Faces north; Homestead exempt
• Construction: Cement siding, concrete, and stucco construction; Metal roof; Block and slab foundation; Built on one level
• Exterior features: Outdoor lighting; Asphalt road access

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat
• Laundry & utility: Washer and Dryer; Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $5 ($61/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 $167k (18.7% below list).
• Recommended offer: $167k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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-, 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 $20k of equity ($1k loan paydown + $19k 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 $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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; list at $205k implies a 105% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,739 (18.7% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 10.2

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: 22.6%
• Equity multiple: 2.75×
• Total profit: $100,436
• Equity at exit: $172,450

10-year hold

• IRR: 20.4%
• Equity multiple: 6.10×
• Total profit: $292,946
• Equity at exit: $359,607

Cash invested: $57,400 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,667 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$152 /mo · $1,821/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $5

Break-even live

Break-even rent $1,661

Max offer price $205,000

Occupancy floor 95%

Sensitivity live

Price	-10% $121	-5% $63	+0% $5	+5% $-53	+10% $-111
Rent	-10% $-127	-5% $-61	+0% $5	+5% $71	+10% $137
Rate	-1.0pp $108	-0.5pp $57	base $5	+0.5pp $-48	+1.0pp $-102

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $205,000 Active 26 DOM
2. 2026-06-18
   days on market $205,000 Active 23 DOM
3. 2026-06-17
   days on market $205,000 Active 22 DOM
4. 2026-06-16
   days on market $205,000 Active 21 DOM
5. 2026-06-15
   days on market $205,000 Active 20 DOM
6. 2026-06-13
   days on market $205,000 Active 18 DOM
7. 2026-06-09
   days on market $205,000 Active 14 DOM
8. 2026-06-08
   days on market $205,000 Active 13 DOM
9. 2026-06-07
   days on market $205,000 Active 12 DOM
10. 2026-06-05
    statusdays on market $205,000 Active 9 DOM
11. 2026-05-16
    listed $205,000 Active
12. 2025-09-26
    soldstatus $100,000
13. 2010-02-02
    historical 104-char remark

    Show marketing remark (104 chars)

    Heat pump, water softener, metal roof & stainless steel appliances, all one year new, plus a garage.

14. 2009-10-05
    listed $119,900 104-char remark

    Show marketing remark (104 chars)

    Heat pump, water softener, metal roof & stainless steel appliances, all one year new, plus a garage.

15. 2007-08-05
    historical 154-char remark

    Show marketing remark (154 chars)

    Very cute home with 2BR/1BA with ceramic tile through-out. Great room off living room. All stainless steel appliances in kitchen. Washer & dryer stay.

16. 2007-02-05
    listed $129,900 154-char remark

    Show marketing remark (154 chars)

    Very cute home with 2BR/1BA with ceramic tile through-out. Great room off living room. All stainless steel appliances in kitchen. Washer & dryer stay.

17. 2004-05-11
    soldstatus $58,300
18. 2004-05-10
    historical
19. 2004-05-06
    soldstatus $58,250
20. 2004-02-14
    listed $64,900
21. 2001-11-14
    historical
22. 2001-01-08
    listed $64,900
23. 1997-08-18
    soldstatus $46,000

ⓘ 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: $1,821 · $152/mo
• Projected year-2 tax: $1,821 · $152/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 ≥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: $20,009
• − Mortgage interest: −$11,483
• − Property taxes: −$1,821
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$5,964
• Taxable loss: −$3,485
• Est. tax savings @ 24.0%: +$836
• After-tax cash flow: $897/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

+345.7% since first listed

13 events — show timeline

• 2026-05-16 Listed $205,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-26 Sold (Public Records) $100,000 Public Records
• 2010-02-02 Listing Removed — realMLS
• 2009-10-05 Listed $119,900 realMLS
• 2007-08-05 Listing Removed — realMLS
• 2007-02-05 Listed $129,900 realMLS
• 2004-05-11 Sold (Public Records) $58,300 Public Records
• 2004-05-10 Listing Removed — realMLS
• 2004-05-06 Sold (MLS) $58,250 realMLS
• 2004-02-14 Listed $64,900 realMLS
• 2001-11-14 Listing Removed — realMLS
• 2001-01-08 Listed $64,900 realMLS
• 1997-08-18 Sold (Public Records) $46,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,821 · +8.9% YoY. Source: county tax records.