575 Oakleaf Plantation Pkwy #916 · Oakleaf Plantation, FL 32065

$163,000

2 bd · 2.0 ba · 1,150 sqft · Condo public records · 92 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 +16.1/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• DSCR +5.0/10.0
• 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

Approved Short Sale! 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.

Key facts

• Spacious balcony
• Sliding glass doors
• Dining area

Tags

• VAULTED CEILINGS
• OPEN LAYOUT
• SPACIOUS BALCONY
• ADDITIONAL STORAGE CLOSET
• DINING AREA
• SLIDING GLASS DOORS

Property features AI

Finance

• HOA & community: Association with monthly fee ($316); Association fee includes water and sewer; CDD fee applies; Community amenities include basketball court, children's pool, clubhouse, park, playground, and tennis courts; Sidewalks in the community

Exterior

• Parking: Off-street parking; Parking lot
• Security: Smoke detector(s)
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; Residential use; 2 stories; Property is attached
• Construction: Composition siding; Metal roof; Shingle roof
• Exterior features: Covered patio; Front porch; Patio; Smoke detector(s); City street frontage; Asphalt road surface

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Open floorplan; Pantry; Primary bathroom with tub and separate shower; Vaulted ceiling(s); Walk-in closet(s)
• Laundry & utility: In-unit laundry

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 $83 ($1k/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: $148k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• Zoned schools: Plantation Oaks Elementary School (math 60% / reading 61%, grade B-, #664 of 2,144 statewide, top 32%, 938 students, 48% FRL); Oakleaf Junior High (math 50% / reading 54%, grade C+, #217 of 571 statewide, top 40%, 1,118 students, 46% FRL); Oakleaf High School (math 47% / reading 53%, grade D+, #175 of 667 statewide, top 27%, 2,371 students, 36% FRL).
• 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 92 days — a 9% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,330 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.26% ✓
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 6.6

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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-19,298
• Equity at exit: $24,304

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-2,490
• 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: 6.6×

Monthly cashflow live

• Estimated rent: $2,052 high
• Mortgage (P&I): −$855
• Tax from tax record: −$299 /mo · $3,584/yr
• Insurance: −$68
• HOA: −$316
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $83

Break-even live

Break-even rent $1,946

Max offer price $163,000

Occupancy floor 91%

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 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	4d	7	0.06mi
575 Oakleaf Plantation Pkwy Orange Park, FL	1.0–2.0	1.0–2.0	1016	$2,300	$2.26	2d	7	0.06mi
575 Oakleaf Plantation Pkwy Orange Park, FL	1.0–2.0	1.0–2.0	969	$2,300	$2.37	23d	6	0.06mi
448 Running Woods St Unit 1 Orange Park, FL	3.0	2.5	1333	$1,850	$1.39	23d	1	0.49mi
3972 Village View Ln Orange Park, FL	2.0	2.5	1109	$1,695	$1.53	23d	1	0.50mi
3996 Village View Ln Orange Park, FL	2.0	2.0	918	$1,524	$1.66	4d	1	0.51mi
513 Spanish Oaks Way Orange Park, FL	2.0	2.5	1109	$1,600	$1.44	17d	1	0.57mi
3978 Oak Mill Rd Orange Park, FL	2.0	2.5	1109	$1,595	$1.44	23d	1	0.59mi
607 Crystal Way Orange Park, FL	3.0	2.5	1440	$1,725	$1.20	4d	1	0.64mi
785 Oakleaf Plantation Pkwy Orange Park, FL	2.0–3.0	2.0	1430	$1,750	$1.22	23d	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	3d	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	1d	22	1.20mi
8692 Tower Falls Dr Jacksonville, FL	3.0	2.5	1372	$1,795	$1.31	17d	1	1.45mi

HOA detail condo

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

Listing history 33 events

1. 2026-06-18
   days on market $163,000 Active 92 DOM
2. 2026-06-17
   days on market $163,000 Active 91 DOM
3. 2026-06-16
   days on market $163,000 Active 90 DOM
4. 2026-06-15
   days on market $163,000 Active 89 DOM
5. 2026-06-13
   days on market $163,000 Active 87 DOM
6. 2026-06-13
   days on market $163,000 Active 86 DOM
7. 2026-06-09
   days on market $163,000 Active 83 DOM
8. 2026-06-08
   days on market $163,000 Active 82 DOM
9. 2026-06-07
   days on market $163,000 Active 81 DOM
10. 2026-06-03
    days on market $163,000 Active 77 DOM
11. 2026-06-02
    days on market $163,000 Active 76 DOM
12. 2026-06-01
    days on market $163,000 Active 75 DOM
13. 2026-05-31
    days on market $163,000 Active 74 DOM
14. 2026-05-11
    price $163,000
15. 2026-03-18
    listed $168,000 Active
16. 2024-05-21
    historical $1,450
17. 2024-04-23
    listed $1,450
18. 2024-02-04
    historical $1,450
19. 2024-01-20
    historical $1,450
20. 2023-11-27
    listed $1,450
21. 2023-11-27
    listed $1,450
22. 2023-11-03
    historical $1,395
23. 2023-11-02
    historical $1,395
24. 2023-10-23
    listed $1,395
25. 2023-10-22
    listed $1,395
26. 2023-10-17
    historical $1,395
27. 2023-10-16
    historical $1,395
28. 2023-10-04
    listed $1,395
29. 2023-10-02
    listed $1,395
30. 2012-07-31
    historical 318-char remark

    Show marketing remark (318 chars)

    Approved Short Sale! 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.

31. 2012-07-31
    soldstatus $50,000

    Show marketing remark (318 chars)

    Approved Short Sale! 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.

32. 2012-07-30
    soldstatus $50,000 318-char remark

    Show marketing remark (318 chars)

    Approved Short Sale! 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.

33. 2011-11-17
    listed $54,000 318-char remark

    Show marketing remark (318 chars)

    Approved Short Sale! 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.

ⓘ 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 3/10 Moderate
• 🌡 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: $24,620
• − Mortgage interest: −$9,131
• − Property taxes: −$3,584
• − Insurance: −$815
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − HOA: −$3,792
• − Depreciation: −$4,742
• Taxable loss: −$1,383
• Est. tax savings @ 24.0%: +$332
• After-tax cash flow: $1,333/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

+201.9% since first listed

20 events — show timeline

• 2026-05-11 Price Changed $163,000 realMLS
• 2026-03-18 Listed $168,000 realMLS
• 2024-05-21 Rental Removed $1,450 NEFLMLS
• 2024-04-23 Listed for Rent $1,450 NEFLMLS
• 2024-02-04 Rental Removed $1,450 RENT.
• 2024-01-20 Rental Removed $1,450 NEFLMLS
• 2023-11-27 Listed for Rent $1,450 NEFLMLS
• 2023-11-27 Listed for Rent $1,450 RENT.
• 2023-11-03 Rental Removed $1,395 RENT.
• 2023-11-02 Rental Removed $1,395 NEFLMLS
• 2023-10-23 Listed for Rent $1,395 NEFLMLS
• 2023-10-22 Listed for Rent $1,395 RENT.
• 2023-10-17 Rental Removed $1,395 RENT.
• 2023-10-16 Rental Removed $1,395 NEFLMLS
• 2023-10-04 Listed for Rent $1,395 NEFLMLS
• 2023-10-02 Listed for Rent $1,395 RENT.
• 2012-07-31 Sold (Public Records) $50,000 Public Records
• 2012-07-31 Listing Removed — realMLS
• 2012-07-30 Sold (MLS) $50,000 realMLS
• 2011-11-17 Listed $54,000 realMLS

Property tax history

+5.2%/yr

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