575 Oakleaf Plantation Pkwy #816 · Oakleaf Plantation, FL 32065

$159,000

2 bd · 2.0 ba · 1,150 sqft · Condo public records · 45 Days on market

Built 2007 $316/mo HOA · 15% of rent

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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 +17.8/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +5.1/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

-Priced to Sell- Beautiful condo for sale in the community of Jennings Point! Enter through the front door and walk up the stairs leading to a wonderful open-floor plan. Wood flooring throughout, a balcony to enjoy the Florida weather, stainless steel appliances, and a 2 year old hot water heater! Great location, close to shopping, restaurants, Oakleaf amenities, new First Coast Expressway, and more. Community has its own pool but you also have access to the Oak leaf amenities. This is one of the nicest condos in the complex! Schedule your showing today!

Key facts

• Oakleaf location
• Wood floors
• Community pool

Tags

• WOOD FLOORS
• PRIVATE BALCONY
• COMMUNITY POOL
• OAKLEAF LOCATION

Property features AI

Finance

• Other: Unfurnished unit; Sidewalks in the community
• HOA & community: Community association with monthly fee of $316; Association amenities: basketball court, car wash area, children’s pool, clubhouse, fitness center, jogging path, maintained grounds, park, playground, tennis court(s); Association fee includes water and sewer; CDD fee applies ($1,275)

Exterior

• Parking: Additional parking; Assigned parking
• Utilities: Public sewer; Cable connected; Electricity connected
• Home design: Condominium; Two-story building; Entry on level 1; Property is attached
• Construction: Shingle roof
• Exterior features: Covered patio/porch; Community pool (not private)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Breakfast bar; Ceiling fan(s); Open floor plan; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: In-unit washer and dryer hookups; Electric dryer hookup; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.0% in Oakleaf Plantation — 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 70/100 on livability (#446 in FL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Clay (suburban): math 58% / reading 59% proficiency, ranked #14 of 73 in FL (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.7%/yr); 217 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,876 units permitted in Clay County in 2024 (14 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Clay County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.73% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-15,674
• Equity at exit: $23,707

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $4,466
• Equity at exit: $13,747

Cash invested: $44,520 (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 32065

• Home prices YoY: -25.6%
• Rents YoY: 3.7%
• Active inventory: 217
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,052 high
• Mortgage (P&I): −$834
• Tax from tax record: −$274 /mo · $3,293/yr
• Insurance: −$66
• HOA: −$316
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $130

Break-even live

Break-even rent $1,887

Max offer price $159,000

Occupancy floor 89%

Sensitivity live

Price	-10% $220	-5% $175	+0% $130	+5% $85	+10% $40
Rent	-10% $-32	-5% $49	+0% $130	+5% $211	+10% $292
Rate	-1.0pp $210	-0.5pp $171	base $130	+0.5pp $89	+1.0pp $47

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
575 Oakleaf Plantation Pkwy Orange Park, FL	1.0–2.0	1.0–2.0	1016	$2,300	$2.26	5d	7	0.06mi
575 Oakleaf Plantation Pkwy Orange Park, FL	1.0–2.0	1.0–2.0	1016	$2,300	$2.26	3d	7	0.06mi
575 Oakleaf Plantation Pkwy Orange Park, FL	1.0–2.0	1.0–2.0	969	$2,300	$2.37	24d	6	0.06mi
448 Running Woods St Unit 1 Orange Park, FL	3.0	2.5	1333	$1,850	$1.39	24d	1	0.49mi
3972 Village View Ln Orange Park, FL	2.0	2.5	1109	$1,695	$1.53	24d	1	0.50mi
3996 Village View Ln Orange Park, FL	2.0	2.0	918	$1,524	$1.66	5d	1	0.51mi
513 Spanish Oaks Way Orange Park, FL	2.0	2.5	1109	$1,600	$1.44	18d	1	0.57mi
3978 Oak Mill Rd Orange Park, FL	2.0	2.5	1109	$1,595	$1.44	24d	1	0.59mi
607 Crystal Way Orange Park, FL	3.0	2.5	1440	$1,725	$1.20	5d	1	0.64mi
785 Oakleaf Plantation Pkwy Orange Park, FL	2.0–3.0	2.0	1430	$1,750	$1.22	24d	1	0.87mi
785 Oakleaf Plantation Pkwy Orange Park, FL	2.0–3.0	2.0	1430	$1,495	$1.05	2d	2	0.87mi
250 Cherry Ridge Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1088	$1,624	$1.49	4d	14	0.88mi
4123 Pebble Brooke Cir Orange Park, FL	3.0	2.0	1334	$2,045	$1.53	2d	1	1.02mi
9849 Crosshill Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1063	$1,728	$1.63	2d	22	1.20mi
8692 Tower Falls Dr Jacksonville, FL	3.0	2.5	1372	$1,795	$1.31	18d	1	1.45mi

HOA detail condo

• Monthly dues: $316 · $3,792/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $159,000 Active 45 DOM
2. 2026-06-17
   days on market $159,000 Active 44 DOM
3. 2026-06-16
   days on market $159,000 Active 43 DOM
4. 2026-06-15
   days on market $159,000 Active 42 DOM
5. 2026-06-13
   days on market $159,000 Active 40 DOM
6. 2026-06-13
   days on market $159,000 Active 39 DOM
7. 2026-06-09
   days on market $159,000 Active 36 DOM
8. 2026-06-08
   days on market $159,000 Active 35 DOM
9. 2026-06-07
   days on market $159,000 Active 34 DOM
10. 2026-06-03
    days on market $159,000 Active 30 DOM
11. 2026-06-02
    days on market $159,000 Active 29 DOM
12. 2026-06-01
    days on market $159,000 Active 28 DOM
13. 2026-05-31
    price $159,000 Active 27 DOM
14. 2026-05-31
    days on market $164,500 Active 27 DOM
15. 2026-05-04
    listed $164,500 Active
16. 2024-08-09
    soldstatus $176,500
17. 2024-07-23
    soldstatus $176,500 Closed 565-char remark

    Show marketing remark (565 chars)

    -Priced to Sell- Beautiful condo for sale in the community of Jennings Point! Enter through the front door and walk up the stairs leading to a wonderful open-floor plan. Wood flooring throughout, a balcony to enjoy the Florida weather, stainless steel appliances, and a 2 year old hot water heater! Great location, close to shopping, restaurants, Oakleaf amenities, new First Coast Expressway, and more. Community has its own pool but you also have access to the Oak leaf amenities. This is one of the nicest condos in the complex! Schedule your showing today!

18. 2024-06-26
    historical Active Under Contract 565-char remark

    Show marketing remark (565 chars)

    -Priced to Sell- Beautiful condo for sale in the community of Jennings Point! Enter through the front door and walk up the stairs leading to a wonderful open-floor plan. Wood flooring throughout, a balcony to enjoy the Florida weather, stainless steel appliances, and a 2 year old hot water heater! Great location, close to shopping, restaurants, Oakleaf amenities, new First Coast Expressway, and more. Community has its own pool but you also have access to the Oak leaf amenities. This is one of the nicest condos in the complex! Schedule your showing today!

19. 2024-05-29
    price $179,900 565-char remark

    Show marketing remark (565 chars)

    -Priced to Sell- Beautiful condo for sale in the community of Jennings Point! Enter through the front door and walk up the stairs leading to a wonderful open-floor plan. Wood flooring throughout, a balcony to enjoy the Florida weather, stainless steel appliances, and a 2 year old hot water heater! Great location, close to shopping, restaurants, Oakleaf amenities, new First Coast Expressway, and more. Community has its own pool but you also have access to the Oak leaf amenities. This is one of the nicest condos in the complex! Schedule your showing today!

20. 2024-05-01
    price $189,900 565-char remark

    Show marketing remark (565 chars)

    -Priced to Sell- Beautiful condo for sale in the community of Jennings Point! Enter through the front door and walk up the stairs leading to a wonderful open-floor plan. Wood flooring throughout, a balcony to enjoy the Florida weather, stainless steel appliances, and a 2 year old hot water heater! Great location, close to shopping, restaurants, Oakleaf amenities, new First Coast Expressway, and more. Community has its own pool but you also have access to the Oak leaf amenities. This is one of the nicest condos in the complex! Schedule your showing today!

21. 2024-04-20
    listed $205,000 Active 565-char remark

    Show marketing remark (565 chars)

    -Priced to Sell- Beautiful condo for sale in the community of Jennings Point! Enter through the front door and walk up the stairs leading to a wonderful open-floor plan. Wood flooring throughout, a balcony to enjoy the Florida weather, stainless steel appliances, and a 2 year old hot water heater! Great location, close to shopping, restaurants, Oakleaf amenities, new First Coast Expressway, and more. Community has its own pool but you also have access to the Oak leaf amenities. This is one of the nicest condos in the complex! Schedule your showing today!

22. 2022-03-31
    soldstatus $147,500
23. 2022-03-29
    soldstatus $147,500 Sold 431-char remark

    Show marketing remark (431 chars)

    Investors!! Long term tenant with lease in place through January 2025. Welcome to the Jennings Point Community, great location, close to shopping, restaurants, Oakleaf amenities, new First Coast Expressway, and more. Community has it's own pool but you also have access to Oakleaf amenities. This 2/2 with an pen floor plan, bedrooms with walk-in closets, breakfast bar. Great opportunity for someone looking for a turnkey rental.

24. 2022-03-04
    status Pending 431-char remark

    Show marketing remark (431 chars)

    Investors!! Long term tenant with lease in place through January 2025. Welcome to the Jennings Point Community, great location, close to shopping, restaurants, Oakleaf amenities, new First Coast Expressway, and more. Community has it's own pool but you also have access to Oakleaf amenities. This 2/2 with an pen floor plan, bedrooms with walk-in closets, breakfast bar. Great opportunity for someone looking for a turnkey rental.

25. 2022-02-23
    historical Active - Contingent 431-char remark

    Show marketing remark (431 chars)

    Investors!! Long term tenant with lease in place through January 2025. Welcome to the Jennings Point Community, great location, close to shopping, restaurants, Oakleaf amenities, new First Coast Expressway, and more. Community has it's own pool but you also have access to Oakleaf amenities. This 2/2 with an pen floor plan, bedrooms with walk-in closets, breakfast bar. Great opportunity for someone looking for a turnkey rental.

26. 2022-02-18
    status Active 431-char remark

    Show marketing remark (431 chars)

    Investors!! Long term tenant with lease in place through January 2025. Welcome to the Jennings Point Community, great location, close to shopping, restaurants, Oakleaf amenities, new First Coast Expressway, and more. Community has it's own pool but you also have access to Oakleaf amenities. This 2/2 with an pen floor plan, bedrooms with walk-in closets, breakfast bar. Great opportunity for someone looking for a turnkey rental.

27. 2022-02-15
    historical Active - Contingent 431-char remark

    Show marketing remark (431 chars)

    Investors!! Long term tenant with lease in place through January 2025. Welcome to the Jennings Point Community, great location, close to shopping, restaurants, Oakleaf amenities, new First Coast Expressway, and more. Community has it's own pool but you also have access to Oakleaf amenities. This 2/2 with an pen floor plan, bedrooms with walk-in closets, breakfast bar. Great opportunity for someone looking for a turnkey rental.

28. 2022-01-28
    listed $145,000 Active 431-char remark

    Show marketing remark (431 chars)

    Investors!! Long term tenant with lease in place through January 2025. Welcome to the Jennings Point Community, great location, close to shopping, restaurants, Oakleaf amenities, new First Coast Expressway, and more. Community has it's own pool but you also have access to Oakleaf amenities. This 2/2 with an pen floor plan, bedrooms with walk-in closets, breakfast bar. Great opportunity for someone looking for a turnkey rental.

29. 2007-09-26
    historical
30. 2007-09-19
    soldstatus $110,334
31. 2007-06-30
    listed $110,334

ⓘ 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: $3,293 · $274/mo
• Projected year-2 tax: $3,293 · $274/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,620
• − Mortgage interest: −$8,906
• − Property taxes: −$3,293
• − Insurance: −$795
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − HOA: −$3,792
• − Depreciation: −$4,625
• Taxable loss: −$731
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $1,740/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: Clay
• NCES district ID: 1200300
• Math proficiency: 58% ▼ -8.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $59,379
• Composite: 50.73/100
• National rank: #1815
• State rank: #14 of 73 in FL

Livability — Oakleaf Plantation

• Score: 70/100
• State rank: #446
• US rank: #8083

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakleaf Plantation, FL
• County: Clay County · 208,450 people
• City population: 40,366
• Metro: Jacksonville, FL
• Population (ZIP): 41,578
• Household income: $97,455
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1129.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 230,495 people
• By 2030: 242,427 · +5.2%
• By 2040: 262,244 · +13.8%
• By 2050: 275,148 · +19.4%
• By 2075: 295,397 · +28.2%
• By 2100: 287,592 · +24.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 51% Black 20% Hispanic / Latino 15% Two or more races 15% Asian 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 3%
• Common ancestry: Lithuanian 4% Romanian 2% Portuguese 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 7% Tagalog/Filipino 3% Other Asian/Pacific 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: +3.6pp toward D · 2008: -42.8pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+37.1 2016: R+44.3 2012: R+45.8 2008: R+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.13%
• Current HPI: 276.5987
• Rent YoY: ▲ 3.73%
• Metro: Jacksonville, 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

+49.1% since first listed

17 events — show timeline

• 2026-05-04 Listed $164,500 realMLS
• 2024-08-09 Sold (Public Records) $176,500 Public Records
• 2024-07-23 Sold (MLS) $176,500 realMLS
• 2024-06-26 Contingent — realMLS
• 2024-05-29 Price Changed $179,900 realMLS
• 2024-05-01 Price Changed $189,900 realMLS
• 2024-04-20 Listed $205,000 realMLS
• 2022-03-31 Sold (Public Records) $147,500 Public Records
• 2022-03-29 Sold (MLS) $147,500 realMLS
• 2022-03-04 Pending — realMLS
• 2022-02-23 Contingent — realMLS
• 2022-02-18 Relisted — realMLS
• 2022-02-15 Contingent — realMLS
• 2022-01-28 Listed $145,000 realMLS
• 2007-09-26 Listing Removed — realMLS
• 2007-09-19 Sold (MLS) $110,334 realMLS
• 2007-06-30 Listed $110,334 realMLS

Property tax history

+6.8%/yr

Latest (2025): $3,293 · -12.4% YoY. Source: county tax records.