575 Oakleaf Plantation Pkwy #416 · Oakleaf Plantation, FL 32065

$163,000

2 bd · 2.0 ba · 1,150 sqft · Condo public records · 65 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 +15.8/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• DSCR +4.9/10.0
• 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

Cozy 2-2 Condo in Oakleaf Plantation - Jennings Point. You will love the vaulted ceiling and how open this unit feels. Why worry about mowing the yard and maintaining the lawn when the professionals can do it for you. All of the kitchen appliances are included so all you need to do is move on in. All club amenities including Club pool. Split bedrooms, 2nd floor condo, Private balcony with a storage closet. LR/DR Combo. Jennings Point is located in beautiful Oakleaf Plantation, and a must see !

Key facts

• $316 HOA
• Community pool
• Built 2007

Property features AI

Finance

• Other: Community sidewalks; Association pool (not private)
• HOA & community: Homeowners association with monthly fee; Association amenities include basketball court, children's pool, clubhouse, park, playground, and tennis courts; Association fee covers water and sewer; CDD fee applicable

Exterior

• Parking: Assigned parking; Guest parking
• Security: Fire sprinkler system; Smoke detectors
• Utilities: Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Two-story building; Entry on first level; Property attached
• Construction: Vinyl siding; Shingle roof
• Exterior features: Balcony; Covered patio

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Breakfast bar; Ceiling fans; Entrance foyer; Open floor plan; Pantry; Primary bathroom with tub and shower; Split bedroom layout; Vaulted ceilings; Walk-in closets
• Laundry & utility: In-unit laundry (stacked washer/dryer)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $163k.

Deal economics

• At list price, monthly cash flow is $75 ($895/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $153k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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; 14 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 65 days — a 6% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $50k; list at $163k implies a 226% 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; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,220 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.25% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.96%
• DSCR: 1.09
• GRM: 6.7

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: -11.9%
• Equity multiple: 0.56×
• Total profit: $-19,868
• Equity at exit: $24,304

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-3,743
• Equity at exit: $14,093

Cash invested: $45,640 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,040 high
• Mortgage (P&I): −$855
• Tax from tax record: −$299 /mo · $3,584/yr
• Insurance: −$68
• HOA: −$316
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $75

Break-even live

Break-even rent $1,946

Max offer price $163,000

Occupancy floor 91%

Sensitivity live

Price	-10% $167	-5% $121	+0% $75	+5% $28	+10% $-18
Rent	-10% $-87	-5% $-6	+0% $75	+5% $155	+10% $236
Rate	-1.0pp $157	-0.5pp $116	base $75	+0.5pp $32	+1.0pp $-11

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	3d	7	0.10mi
575 Oakleaf Plantation Pkwy Orange Park, FL	1.0–2.0	1.0–2.0	969	$2,300	$2.37	24d	6	0.10mi
575 Oakleaf Plantation Pkwy Orange Park, FL	1.0–2.0	1.0–2.0	1016	$2,300	$2.26	5d	7	0.10mi
448 Running Woods St Unit 1 Orange Park, FL	3.0	2.5	1333	$1,850	$1.39	24d	1	0.42mi
3972 Village View Ln Orange Park, FL	2.0	2.5	1109	$1,695	$1.53	24d	1	0.42mi
3996 Village View Ln Orange Park, FL	2.0	2.0	918	$1,524	$1.66	5d	1	0.42mi
513 Spanish Oaks Way Orange Park, FL	2.0	2.5	1109	$1,600	$1.44	18d	1	0.49mi
3978 Oak Mill Rd Orange Park, FL	2.0	2.5	1109	$1,595	$1.44	24d	1	0.50mi
607 Crystal Way Orange Park, FL	3.0	2.5	1440	$1,725	$1.20	5d	1	0.55mi
785 Oakleaf Plantation Pkwy Orange Park, FL	2.0–3.0	2.0	1430	$1,750	$1.22	24d	1	0.78mi
785 Oakleaf Plantation Pkwy Orange Park, FL	2.0–3.0	2.0	1430	$1,495	$1.05	2d	2	0.78mi
250 Cherry Ridge Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1088	$1,624	$1.49	4d	14	0.97mi
4123 Pebble Brooke Cir Orange Park, FL	3.0	2.0	1334	$2,045	$1.53	2d	1	1.08mi
9849 Crosshill Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1063	$1,728	$1.63	2d	22	1.29mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-18
   days on market $163,000 Active 65 DOM
2. 2026-06-17
   days on market $163,000 Active 64 DOM
3. 2026-06-16
   days on market $163,000 Active 63 DOM
4. 2026-06-15
   days on market $163,000 Active 62 DOM
5. 2026-06-13
   days on market $163,000 Active 60 DOM
6. 2026-06-13
   days on market $163,000 Active 59 DOM
7. 2026-06-09
   days on market $163,000 Active 56 DOM
8. 2026-06-08
   days on market $163,000 Active 55 DOM
9. 2026-06-07
   days on market $163,000 Active 54 DOM
10. 2026-06-03
    days on market $163,000 Active 50 DOM
11. 2026-06-02
    days on market $163,000 Active 49 DOM
12. 2026-06-01
    days on market $163,000 Active 48 DOM
13. 2026-05-31
    days on market $163,000 Active 47 DOM
14. 2026-05-11
    price $163,000
15. 2026-04-14
    listed $165,000 Active
16. 2025-05-01
    historical $1,475
17. 2025-04-13
    listed $1,475
18. 2025-04-09
    historical $1,475
19. 2025-04-08
    listed $1,475
20. 2023-06-19
    historical
21. 2013-02-19
    soldstatus $50,000
22. 2013-02-08
    soldstatus $50,000 498-char remark

    Show marketing remark (498 chars)

    Cozy 2-2 Condo in Oakleaf Plantation - Jennings Point. You will love the vaulted ceiling and how open this unit feels. Why worry about mowing the yard and maintaining the lawn when the professionals can do it for you. All of the kitchen appliances are included so all you need to do is move on in. All club amenities including Club pool. Split bedrooms, 2nd floor condo, Private balcony with a storage closet. LR/DR Combo. Jennings Point is located in beautiful Oakleaf Plantation, and a must see !

23. 2012-06-10
    listed $59,000 498-char remark

    Show marketing remark (498 chars)

    Cozy 2-2 Condo in Oakleaf Plantation - Jennings Point. You will love the vaulted ceiling and how open this unit feels. Why worry about mowing the yard and maintaining the lawn when the professionals can do it for you. All of the kitchen appliances are included so all you need to do is move on in. All club amenities including Club pool. Split bedrooms, 2nd floor condo, Private balcony with a storage closet. LR/DR Combo. Jennings Point is located in beautiful Oakleaf Plantation, and a must see !

ⓘ 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: $3,584 · $299/mo
• Projected year-2 tax: $3,584 · $299/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 6/10 Major
• 🌡 Heat 8/10 Severe 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: $24,486
• − Mortgage interest: −$9,131
• − Property taxes: −$3,584
• − Insurance: −$815
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − HOA: −$3,792
• − Depreciation: −$4,742
• Taxable loss: −$1,495
• Est. tax savings @ 24.0%: +$359
• After-tax cash flow: $1,254/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

+176.3% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $163,000 realMLS
• 2026-04-14 Listed $165,000 realMLS
• 2025-05-01 Rental Removed $1,475 RENT.
• 2025-04-13 Listed for Rent $1,475 RENT.
• 2025-04-09 Rental Removed $1,475 NEFLMLS
• 2025-04-08 Listed for Rent $1,475 NEFLMLS
• 2023-06-19 Rental Removed — RENT.
• 2013-02-19 Sold (Public Records) $50,000 Public Records
• 2013-02-08 Sold (MLS) $50,000 realMLS
• 2012-06-10 Listed $59,000 realMLS

Property tax history

+5.2%/yr

Latest (2025): $3,584 · +7.2% YoY. Source: county tax records.