575 Oakleaf Plantation Pkwy · Oakleaf Plantation, FL 32065

$200,000

2 bd · 2.0 ba · 1,049 sqft · Condo · 37 Days on market

Built 2008 Good condition

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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 +15.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +5.1/10.0
• DSCR +4.8/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

2 bedroom 2 bath, 1st floor end unit condo, all appliances stay, corner unit. Over 1000 sq. ft. includes all Oakleaf Amenities and water. Community pool. Stainless steel appliances, stackable washer/dryer, no smoking. Last year 2025 I purchased new stackable washer/dryer, dishwasher and new toilet. When I moved in 2022, I purchased all new vinyl flooring

Key facts

• 1st floor end unit
• Community pool
• Corner unit

Tags

• 1ST FLOOR END UNIT
• CORNER UNIT
• COMMUNITY POOL
• STAINLESS STEEL APPLIANCES
• NEW STACKABLE WASHER DRYER
• NEW DISHWASHER

Property features AI

Exterior

• Home design: Built in 2008; Single-family property
• Construction: 2008 construction
• Exterior features: Located in the OakLeaf Plantation community

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $6k 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 37 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 2y 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 $194,000 (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. 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. 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?
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: 1.03% ✓
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 8.1

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-25,347
• Equity at exit: $29,821

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-8,244
• Equity at exit: $17,292

Cash invested: $56,000 (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 32065

• Home prices YoY: -25.6%
• Rents YoY: 3.7%
• Active inventory: 217
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,057 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA est. from 1 same-building comp: −$158
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $85

Break-even live

Break-even rent $1,950

Max offer price $200,000

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: $50,000
• Closing costs: $6,000
• 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	0.03mi
575 Oakleaf Plantation Pkwy Orange Park, FL	1.0–2.0	1.0–2.0	1016	$2,300	$2.26	2d	7	0.03mi
575 Oakleaf Plantation Pkwy Orange Park, FL	1.0–2.0	1.0–2.0	969	$2,300	$2.37	23d	6	0.03mi
448 Running Woods St Unit 1 Orange Park, FL	3.0	2.5	1333	$1,850	$1.39	23d	1	0.44mi
3972 Village View Ln Orange Park, FL	2.0	2.5	1109	$1,695	$1.53	23d	1	0.46mi
3996 Village View Ln Orange Park, FL	2.0	2.0	918	$1,524	$1.66	4d	1	0.47mi
513 Spanish Oaks Way Orange Park, FL	2.0	2.5	1109	$1,600	$1.44	17d	1	0.54mi
3978 Oak Mill Rd Orange Park, FL	2.0	2.5	1109	$1,595	$1.44	23d	1	0.55mi
607 Crystal Way Orange Park, FL	3.0	2.5	1440	$1,725	$1.20	4d	1	0.59mi
785 Oakleaf Plantation Pkwy Orange Park, FL	2.0–3.0	2.0	1430	$1,750	$1.22	23d	1	0.83mi
785 Oakleaf Plantation Pkwy Orange Park, FL	2.0–3.0	2.0	1430	$1,495	$1.05	2d	2	0.83mi
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	0.96mi
9849 Crosshill Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	1063	$1,728	$1.63	1d	22	1.23mi
8692 Tower Falls Dr Jacksonville, FL	3.0	2.5	1372	$1,795	$1.31	17d	1	1.44mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-18
   days on market $200,000 Active 37 DOM
2. 2026-06-17
   days on market $200,000 Active 36 DOM
3. 2026-06-16
   days on market $200,000 Active 35 DOM
4. 2026-06-15
   days on market $200,000 Active 34 DOM
5. 2026-06-13
   days on market $200,000 Active 32 DOM
6. 2026-06-13
   days on market $200,000 Active 31 DOM
7. 2026-06-09
   days on market $200,000 Active 28 DOM
8. 2026-06-08
   days on market $200,000 Active 27 DOM
9. 2026-06-07
   days on market $200,000 Active 26 DOM
10. 2026-06-03
    days on market $200,000 Active 22 DOM
11. 2026-06-02
    days on market $200,000 Active 21 DOM
12. 2026-06-01
    days on market $200,000 Active 20 DOM
13. 2026-05-31
    days on market $200,000 Active 19 DOM
14. 2026-05-12
    listed $200,000 Active
15. 2026-05-10
    historical $1,350
16. 2026-04-29
    historical $1,350
17. 2026-04-29
    listed $1,350
18. 2026-04-16
    price $1,550
19. 2026-03-14
    listed $1,625
20. 2025-10-29
    historical $1,350
21. 2025-10-28
    price $1,350
22. 2025-10-25
    listed $1,395
23. 2025-10-16
    historical $1,425
24. 2025-10-13
    listed $1,425
25. 2025-10-08
    historical $1,595
26. 2025-09-12
    listed $1,595
27. 2025-08-22
    historical $1,595
28. 2025-08-08
    listed $1,595
29. 2025-07-19
    historical $1,300
30. 2025-06-20
    listed $1,300
31. 2025-06-06
    historical $1,450
32. 2025-06-06
    historical $1,450
33. 2025-06-06
    listed $1,450
34. 2025-06-06
    listed $1,350
35. 2025-04-17
    historical $1,475
36. 2025-04-09
    listed $1,475
37. 2025-04-09
    historical $1,525
38. 2025-04-04
    price $1,525
39. 2025-03-28
    listed $1,595
40. 2025-01-10
    historical $1,295
41. 2025-01-07
    listed $1,295
42. 2024-12-13
    historical $1,295
43. 2024-09-05
    listed $1,295
44. 2023-06-19
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $24,685
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − HOA: −$1,896
• − Depreciation: −$5,818
• Taxable loss: −$2,182
• Est. tax savings @ 24.0%: +$524
• After-tax cash flow: $1,543/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This 2-bedroom, 2-bath condo is in good condition with a good exterior and new vinyl flooring. It has a good curb appeal and is move-in ready.

Value-add opportunities

• Both Paint exterior trim — Painting the exterior trim can enhance the curb appeal and increase both resale and rental value.
• Both Replace front door — A new front door can improve the home's curb appeal and increase both resale and rental value.
• Both Upgrade lighting fixtures — Upgrading lighting fixtures can improve the home's curb appeal and increase both resale and rental value.
• Both Install new window treatments — New window treatments can improve the home's curb appeal and increase both resale and rental value.
• Both Update kitchen appliances — Updating the kitchen appliances can improve the home's curb appeal and increase both resale and rental value.
• Both Update bathroom fixtures — Updating the bathroom fixtures can improve the home's curb appeal and increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Painting the exterior trim can enhance the curb appeal and increase both resale and rental value. ↑
• Both Replace front door — A new front door can improve the home's curb appeal and increase both resale and rental value. ↑
• Both Upgrade lighting fixtures — Upgrading lighting fixtures can improve the home's curb appeal and increase both resale and rental value. ↑
• Both Install new window treatments — New window treatments can improve the home's curb appeal and increase both resale and rental value. ↑
• Both Update kitchen appliances — Updating the kitchen appliances can improve the home's curb appeal and increase both resale and rental value. ↑
• Both Update bathroom fixtures — Updating the bathroom fixtures can improve the home's curb appeal and increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+15344.0% since first listed

31 events — show timeline

• 2026-05-12 Listed $200,000 FSBO.com
• 2026-05-10 Rental Removed $1,350 APPFOLIO
• 2026-04-29 Rental Removed $1,350 RENTALBEAST
• 2026-04-29 Listed for Rent $1,350 RENTALBEAST
• 2026-04-16 Price Changed $1,550 APPFOLIO
• 2026-03-14 Listed for Rent $1,625 APPFOLIO
• 2025-10-29 Rental Removed $1,350 APPFOLIO
• 2025-10-28 Price Changed $1,350 APPFOLIO
• 2025-10-25 Listed for Rent $1,395 APPFOLIO
• 2025-10-16 Rental Removed $1,425 APPFOLIO
• 2025-10-13 Listed for Rent $1,425 APPFOLIO
• 2025-10-08 Rental Removed $1,595 APPFOLIO
• 2025-09-12 Listed for Rent $1,595 APPFOLIO
• 2025-08-22 Rental Removed $1,595 APPFOLIO
• 2025-08-08 Listed for Rent $1,595 APPFOLIO
• 2025-07-19 Rental Removed $1,300 APPFOLIO
• 2025-06-20 Listed for Rent $1,300 APPFOLIO
• 2025-06-06 Rental Removed $1,450 APPFOLIO
• 2025-06-06 Rental Removed $1,450 BUILDIUM
• 2025-06-06 Listed for Rent $1,450 BUILDIUM
• 2025-06-06 Listed for Rent $1,350 APPFOLIO
• 2025-04-17 Rental Removed $1,475 APPFOLIO
• 2025-04-09 Listed for Rent $1,475 APPFOLIO
• 2025-04-09 Rental Removed $1,525 APPFOLIO
• 2025-04-04 Price Changed $1,525 APPFOLIO
• 2025-03-28 Listed for Rent $1,595 APPFOLIO
• 2025-01-10 Rental Removed $1,295 RENTALBEAST
• 2025-01-07 Listed for Rent $1,295 RENTALBEAST
• 2024-12-13 Rental Removed $1,295 RENTALBEAST
• 2024-09-05 Listed for Rent $1,295 RENTALBEAST
• 2023-06-19 Rental Removed — APPFOLIO