Camden Plan · Oakleaf Plantation, FL 32068

$279,990

3 bd · 2.5 ba · 1,603 sqft · SingleFamily · 183 Days on market

Excellent condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +5.4/10.0
• Condition / age +4.8/5.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This townhome unit has an open first floor with a spacious kitchen and great room. Upstairs secondary bedrooms have direct access to the full bath. Primary suite has an oversized walk-in closet, standing shower and dual sinks in the bath.

Key facts

• Dual sinks
• Spacious kitchen
• Great room

Tags

• SPACIOUS KITCHEN
• GREAT ROOM
• OVERSIZED WALK-IN CLOSET
• STANDING SHOWER
• DUAL SINKS

🏗️ New construction. The $279,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $323,539.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $280k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-470 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (20.2% below list).
• Recommended offer: $224k (20.2% below list) — sets the bar for 1% rule.

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: Tynes Elementary School (math 65% / reading 63%, grade B, #552 of 2,144 statewide, top 26%, 1,021 students, 43% FRL); Wilkinson Junior High School (math 54% / reading 49%, grade C, #232 of 571 statewide, top 41%, 752 students, 100% FRL); Oakleaf High School (math 47% / reading 53%, grade D+, #175 of 667 statewide, top 27%, 2,371 students, 36% FRL) — zoned schools average 60% FRL vs 35% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 873 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,876 units permitted in Clay County in 2024 (14 in 5+ unit buildings).
• This rent runs 32% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 183 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $223,504 (20.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.69% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.23%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $323,539
• List price: $279,990
• Delta: -13.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
860 Rooster Hollow Way	0.50mi	3/2.0	1,590 (-1%)	1mo	$330,000	$208	73
908 Rooster Hollow Way	0.50mi	3/2.0	1,590 (-1%)	3mo	$337,000	$212	71
3548 Grayson Ln	0.37mi	3/2.0	1,557 (-3%)	16mo	$287,000	$184	63
916 Rooster Hollow Way	0.51mi	3/2.0	1,590 (-1%)	13mo	$348,000	$219	62
724 Sunny Stroll Dr	0.43mi	4/2.0 (+1)	1,695 (+6%)	4mo	$291,000	$172	60
3468 Kindlewood Dr	0.56mi	3/2.0	1,590 (-1%)	13mo	$362,000	$228	60
615 Sunny Stroll Dr	0.36mi	3/2.0	1,800 (+12%)	6mo	$284,900	$158	56
868 Rooster Hollow Way	0.50mi	4/2.0 (+1)	1,775 (+11%)	0mo	$377,000	$212	52
3510 Cedar Preserve Ln	0.54mi	4/2.0 (+1)	1,775 (+11%)	3mo	$368,140	$207	47
3522 Cedar Preserve Ln	0.57mi	4/2.0 (+1)	1,775 (+11%)	9mo	$363,000	$205	41
950 Rooster Hollow Way	0.53mi	4/2.0 (+1)	1,821 (+14%)	12mo	$378,500	$208	36
3542 Cedar Preserve Ln	0.61mi	4/2.0 (+1)	1,775 (+11%)	14mo	$373,990	$211	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.35% rent growth · sell at horizon

5-year hold

• IRR: -26.6%
• Equity multiple: 0.10×
• Total profit: $-81,553
• Equity at exit: $48,241

10-year hold

• IRR: -22.8%
• Equity multiple: -0.17×
• Total profit: $-106,177
• Equity at exit: $27,974

Cash invested: $90,591 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 14 under contract
• Months of supply: 11.1 mo (9%/mo absorbed)
• Median asking: $312,495 ($178/sqft)
• Median days on market: 79 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +13.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32068

• Home prices YoY: -27.5%
• Rents YoY: 3.4%
• Active inventory: 873
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,235 high
• Mortgage (P&I): −$1,697
• Tax est. 1.5%: −$404 /mo · $4,853/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-470

Break-even live

Break-even rent $2,830

Max offer price $255,497

Occupancy floor —

Sensitivity live

Price	-10% $-247	-5% $-358	+0% $-470	+5% $-582	+10% $-694
Rent	-10% $-647	-5% $-559	+0% $-470	+5% $-382	+10% $-294
Rate	-1.0pp $-307	-0.5pp $-388	base $-470	+0.5pp $-554	+1.0pp $-639

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: $80,885
• Closing costs: $9,706
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3608 York Ln Middleburg, FL	2.0–3.0	2.5	1624	$2,699	$1.66	0d	87	0.04mi
3363 Roundabout Dr Middleburg, FL	3.0	2.5	1420	$1,960	$1.38	9d	1	0.08mi
974 Sunny Stroll Dr Middleburg, FL	4.0	3.0	2193	$2,435	$1.11	9d	1	0.19mi
632 Welcome Home Dr Middleburg, FL	4.0	3.0	2193	$2,415	$1.10	9d	1	0.23mi
3587 Evers Cv Middleburg, FL	3.0	2.0	1557	$1,979	$1.27	0d	1	0.36mi
656 Sunny Stroll Dr Middleburg, FL	3.0	2.0	1345	$1,779	$1.32	63d	1	0.37mi
647 Sunny Stroll Dr Middleburg, FL	4.0	3.0	2194	$2,400	$1.09	78d	1	0.38mi
3604 Prairie Wind Ct Middleburg, FL	2.0	2.5	1160	$1,650	$1.42	7d	1	0.39mi
728 Sunny Stroll Dr Middleburg, FL	4.0	2.0	1860	$2,200	$1.18	119d	1	0.41mi
827 Rivertree Pl Middleburg, FL	2.0	2.5	1160	$1,750	$1.51	9d	1	0.46mi
903 Rivertree Pl Middleburg, FL	2.0	2.5	1160	$1,665	$1.44	82d	1	0.47mi
903 Rivertree Pl Middleburg, FL	2.0	2.5	1160	$1,665	$1.44	93d	1	0.47mi
824 Integra Park Dr Middleburg, FL	1.0–3.0	1.0–2.0	1068	$2,438	$2.28	0d	20	0.65mi
2116 Amberly Dr Middleburg, FL	4.0	3.0	2219	$2,300	$1.04	93d	1	0.83mi
816 Redtail Ln Middleburg, FL	4.0	2.0	1821	$2,100	$1.15	9d	1	0.88mi
3866 Chasing Falls Rd Orange Park, FL	4.0	2.5	2227	$2,350	$1.06	0d	1	0.96mi
3432 Auvenshine Way Orange Park, FL	4.0	3.0	2077	$2,795	$1.35	68d	1	0.96mi
3333 Horseshoe Trail Dr Orange Park, FL	4.0	2.0	2234	$2,076	$0.93	57d	1	1.08mi
3349 Horseshoe Trail Dr Orange Park, FL	3.0	2.0	1771	$2,060	$1.16	3d	1	1.09mi
3480 Waterford Oaks Dr Unit 22 Orange Park, FL	3.0	2.0	1768	$1,500	$0.85	4d	1	1.10mi
3480 Waterford Oaks Dr Orange Park, FL	4.0	2.0	1768	$2,195	$1.24	0d	1	1.10mi
3460 Live Oak Hollow Dr Orange Park, FL	4.0	2.0	2177	$2,260	$1.04	63d	1	1.17mi
3938 Bloomfield Ct Middleburg, FL	3.0	2.5	1715	$2,275	$1.33	112d	1	1.18mi
3938 Bloomfield Ct Middleburg, FL	3.0	2.5	1715	$2,195	$1.28	9d	1	1.18mi
670 Grover Ln Orange Park, FL	3.0	2.5	1704	$1,950	$1.14	67d	1	1.27mi
607 Reese Ave Orange Park, FL	3.0	2.5	1475	$1,800	$1.22	0d	1	1.31mi
619 Grover Ln Orange Park, FL	3.0	2.5	1683	$1,895	$1.13	87d	1	1.32mi
1255 Bedrock Dr Orange Park, FL	4.0	2.0	1673	$2,271	$1.36	4d	1	1.37mi
3764 Athenian Way Middleburg, FL	3.0	2.5	1433	$1,750	$1.22	9d	1	1.40mi
979 Misty Maple Ct Orange Park, FL	4.0	2.0	1673	$2,145	$1.28	9d	1	1.41mi
3750 Silver Bluff Blvd Orange Park, FL	2.0–3.0	2.0–3.0	1862	$1,850	$0.99	97d	2	1.46mi
3750 Silver Bluff Blvd Orange Park, FL	3.0	2.5–3.0	1760	$1,850	$1.05	87d	1	1.46mi
4007 Leatherwood Dr Orange Park, FL	3.0	2.5	1817	$2,166	$1.19	57d	1	1.47mi
3601 Athenian Way Middleburg, FL	3.0	3.0	1432	$1,850	$1.29	9d	1	1.48mi
3601 Athenian Way Middleburg, FL	3.0	2.5	1432	$1,850	$1.29	9d	1	1.48mi
3597 Athenian Way Middleburg, FL	3.0	3.0	1442	$1,850	$1.28	9d	1	1.49mi

Property features AI

Finance

• Other: Address: 807 Iken St, Middleburg FL 32068
• Financial info: List price $284,990

Exterior

• Parking: 2 parking spaces (total)
• Home design: New construction planListing status: Active
• Exterior features: 1,603 living area

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan named Camden

Listing history 50 events

1. 2026-09-23
   days on market $279,990 Active 183 DOM
2. 2026-09-22
   days on market $279,990 Active 182 DOM
3. 2026-09-21
   days on market $279,990 Active 181 DOM
4. 2026-09-20
   days on market $279,990 Active 180 DOM
5. 2026-09-19
   days on market $279,990 Active 179 DOM
6. 2026-09-18
   days on market $279,990 Active 178 DOM
7. 2026-09-17
   days on market $279,990 Active 177 DOM
8. 2026-09-16
   days on market $279,990 Active 176 DOM
9. 2026-09-15
   days on market $279,990 Active 175 DOM
10. 2026-09-14
    days on market $279,990 Active 174 DOM
11. 2026-09-13
    days on market $279,990 Active 173 DOM
12. 2026-09-12
    days on market $279,990 Active 172 DOM
13. 2026-09-11
    days on market $279,990 Active 171 DOM
14. 2026-09-05
    days on market $279,990 Active 165 DOM
15. 2026-09-04
    days on market $279,990 Active 164 DOM
16. 2026-09-03
    days on market $279,990 Active 163 DOM
17. 2026-08-31
    days on market $279,990 Active 160 DOM
18. 2026-08-29
    days on market $279,990 Active 158 DOM
19. 2026-08-28
    days on market $279,990 Active 157 DOM
20. 2026-08-27
    days on market $279,990 Active 156 DOM
21. 2026-08-25
    days on market $279,990 Active 154 DOM
22. 2026-08-24
    days on market $279,990 Active 153 DOM
23. 2026-08-23
    days on market $279,990 Active 152 DOM
24. 2026-08-22
    days on market $279,990 Active 151 DOM
25. 2026-08-21
    days on market $279,990 Active 150 DOM
26. 2026-08-20
    pricedays on market $279,990 Active 149 DOM
27. 2026-08-19
    days on market $289,990 Active 148 DOM
28. 2026-08-18
    days on market $289,990 Active 147 DOM
29. 2026-08-17
    days on market $289,990 Active 146 DOM
30. 2026-08-16
    days on market $289,990 Active 145 DOM
31. 2026-08-15
    days on market $289,990 Active 144 DOM
32. 2026-08-14
    days on market $289,990 Active 143 DOM
33. 2026-08-13
    days on market $289,990 Active 142 DOM
34. 2026-08-12
    days on market $289,990 Active 141 DOM
35. 2026-08-11
    days on market $289,990 Active 140 DOM
36. 2026-08-10
    days on market $289,990 Active 139 DOM
37. 2026-08-09
    days on market $289,990 Active 138 DOM
38. 2026-08-08
    days on market $289,990 Active 137 DOM
39. 2026-08-07
    days on market $289,990 Active 136 DOM
40. 2026-08-06
    days on market $289,990 Active 135 DOM
41. 2026-08-05
    days on market $289,990 Active 134 DOM
42. 2026-08-04
    days on market $289,990 Active 133 DOM
43. 2026-08-03
    days on market $289,990 Active 132 DOM
44. 2026-08-01
    price $289,990 Active 129 DOM
45. 2026-07-31
    days on market $292,550 Active 129 DOM
46. 2026-07-30
    days on market $292,550 Active 127 DOM
47. 2026-07-28
    days on market $292,550 Active 126 DOM
48. 2026-07-26
    pricedays on market $292,550 Active 124 DOM
49. 2026-07-24
    days on market $290,990 Active 122 DOM
50. 2026-07-23
    days on market $290,990 Active 121 DOM

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

Taxation est. · year 1

• Rental income: $26,820
• − Mortgage interest: −$18,123
• − Property taxes: −$4,853
• − Insurance: −$1,618
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − Depreciation: −$9,412
• Taxable loss: −$11,477
• Est. tax savings @ 24.0%: +$2,754
• After-tax cash flow: $-2,888/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 · 13 photos

Excellent 95/100 None rehab

This townhome is in excellent condition with no visible repairs needed. It offers a great layout and is move-in ready.

Value-add opportunities

• Both Landscaping and curb appeal — Enhances curb appeal and could attract more buyers ↑
• Both Add smart home features — Improves convenience and could increase rental value ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Tynes Elementary School B FL #552/2,144 Nat'l #5,798/41,679 Middle Wilkinson Junior High School C FL #232/571 Nat'l #3,192/14,009 High Ridgeview High School D- FL #207/667 Nat'l #6,330/17,239

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

B Composite livability gradescore 70/100

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 · 230,495 people
• City population: 40,366
• Metro: Jacksonville, FL
• Population (ZIP): 58,983
• Household income: $84,431
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 13% Two or more races 10% Black 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 9% Arabic 1% German/W. Germanic 1%

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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: ▼ -115.99%
• Current HPI: 305.2531
• Rent YoY: ▲ 3.35%
• Metro: Jacksonville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Address: 807 Iken St, Middleburg FL 32068
• Financial info: List price $284,990

Exterior

• Parking: 2 parking spaces (total)
• Home design: New construction planListing status: Active
• Exterior features: 1,603 living area

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan named Camden