546 Hopewell Dr · Oakleaf Plantation, FL 32073

$226,900

3 bd · 2.5 ba · 1,712 sqft · SingleFamily public records · 124 Days on market

Built 2012 2,178 sqft lot Est $272k · 17% under $245/mo HOA · 12% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Schools +5.1/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss your chance to live in one of the larger townhomes in the Plantation Village neighborhood. This updated home features a newly renovated master bedroom with beautiful floors, fresh paint, and plenty of privacy. An ensuite bathroom boasts an updated vanity and the master closet is ready to be customized. Down the hall, find your spacious living room and open concept kitchen, complete with granite countertops, 42' cabinetry, and an island perfect for entertaining. Guests can utilize a half bathroom downstairs. Enter into the 2 car garage with custom shelving before heading upstairs. Two large bedrooms share an updated bathroom as well as an additional loft area, ideal for an office, playroom, or den. Tons of closet space throughout! This is an incredibly clean and walkable neighborhood and don't forget lawn maintenance is included.

Key facts

• Spacious loft area
• New water heater
• Close to naval base

Tags

• KITCHEN ISLAND
• SPACIOUS LOFT AREA
• NEW WATER HEATER
• CLOSE TO OAKLEAF TOWN CENTER
• CLOSE TO NAVAL BASE

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $245; Not a senior community

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer; Sewer connected; Water connected
• Home design: Townhouse; Two levels; Attached property
• Exterior features: No private pool; Lot approximately 0.05 acres

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (primary on first level; additional bedrooms on second level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Pantry; Primary bathroom with shower (no tub); Primary bedroom on main level; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $227k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (11.7% below list).
• Recommended offer: $200k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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: Argyle Elementary School (math 53% / reading 58%, grade C, #855 of 2,144 statewide, top 41%, 793 students, 52% FRL); Orange Park Junior High School (math 38% / reading 45%, grade F, #348 of 571 statewide, top 62%, 744 students, 100% FRL); Orange Park High School (math 30% / reading 47%, grade F, #321 of 667 statewide, top 49%, 1,810 students, 100% FRL) — zoned schools average 84% FRL vs 35% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 45% at this address vs 58% district-wide (-13 pts) — the specific schools serving this property underperform the Clay average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 249 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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).
• This rent runs 31% of the median local income ($76k/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 $7k 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 124 days — a 12% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 5 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 $158k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,672 (12.0% 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 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $272,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3139 Fox Squirrel Dr	0.27mi	3/2.0	1,742 (+2%)	1mo	$210,000	$121	82
3020 Golden Pond Blvd	0.45mi	3/2.0	1,724 (+1%)	1mo	$298,000	$173	75
3528 Barrel Springs Dr	0.49mi	3/2.0	1,686 (-2%)	3mo	$265,000	$157	70
3103 Fox Squirrel Dr	0.40mi	3/2.0	1,601 (-6%)	0mo	$180,000	$112	68
3653 Double Branch Ln	0.40mi	4/2.0 (+1)	1,672 (-2%)	4mo	$260,000	$156	67
415 Federal Hill Rd	0.56mi	3/2.0	1,614 (-6%)	0mo	$330,000	$204	62
8548 Cross Timbers Dr W	0.64mi	3/2.0	1,804 (+5%)	2mo	$287,000	$159	57
342 Wildberry Ct	0.32mi	3/2.0	1,462 (-15%)	3mo	$165,000	$113	56
3340 Deerfield Pointe Dr. Dr	0.71mi	4/2.0 (+1)	1,769 (+3%)	3mo	$330,000	$187	52
8473 Spencers Trace Dr	0.74mi	3/2.0	1,548 (-10%)	3mo	$230,000	$149	45
3314 Deerfield Pointe Dr	0.67mi	3/2.0	1,487 (-13%)	1mo	$315,000	$212	44
8860 Bandera Cir S	0.68mi	4/2.0 (+1)	1,909 (+12%)	0mo	$330,000	$173	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.21×
• Total profit: $-50,134
• Equity at exit: $33,832

10-year hold

• IRR: -31.4%
• Equity multiple: -0.19×
• Total profit: $-75,688
• Equity at exit: $19,618

Cash invested: $63,532 (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 32073

• Rents YoY: -0.9%
• Active inventory: 249
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$1,190
• Tax from tax record: −$173 /mo · $2,078/yr
• Insurance: −$95
• HOA: −$245
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-119

Break-even live

Break-even rent $2,155

Max offer price $205,804

Occupancy floor —

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: $56,725
• Closing costs: $6,807
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
459 Sherwood Oaks Dr Orange Park, FL	3.0	2.5	1788	$1,800	$1.01	21d	1	0.16mi
3143 Fox Squirrel Dr Orange Park, FL	3.0	2.0	1917	$2,205	$1.15	23d	1	0.25mi
4231 Hanging Moss Dr Orange Park, FL	3.0	2.0	1276	$1,799	$1.41	7d	1	0.29mi
3490 White Wing Rd Orange Park, FL	4.0	2.0	1939	$2,215	$1.14	1d	1	0.29mi
3419 Bristol Bridge Rd Orange Park, FL	3.0	2.0	1460	$3,200	$2.19	2d	1	0.33mi
4271 Hanging Moss Dr Orange Park, FL	3.0	2.0	1556	$1,975	$1.27	17d	1	0.39mi
391 Summit Dr Orange Park, FL	3.0	2.0	1901	$1,949	$1.03	7d	1	0.48mi
3042 Waters View Cir Orange Park, FL	3.0	2.0	1284	$1,749	$1.36	1d	1	0.55mi
2923 Golden Pond Blvd Orange Park, FL	3.0	2.0	1741	$2,145	$1.23	23d	1	0.67mi
8584 Bandera Cir W Jacksonville, FL	3.0	2.0	1452	$1,850	$1.27	23d	1	0.72mi
8515 Iron Mill Ct Unit 1 Jacksonville, FL	3.0	2.0	1523	$950	$0.62	23d	1	0.75mi
8516 Iron Mill Ct Jacksonville, FL	3.0	2.0	1523	$1,400	$0.92	4d	1	0.75mi
3157 White Heron Trl Orange Park, FL	3.0	2.0	1649	$2,021	$1.23	4d	1	0.75mi
8518 Iron Mill Trl Jacksonville, FL	3.0	2.5	2147	$1,250	$0.58	12d	1	0.77mi
312 Turtle Dove Dr Orange Park, FL	4.0	2.0	1288	$1,950	$1.51	14d	1	0.78mi
3146 White Heron Trl Orange Park, FL	4.0	2.0	1897	$2,225	$1.17	1d	1	0.79mi
8445 Allwine Ct Jacksonville, FL	3.0	2.0	1385	$1,724	$1.24	14d	1	0.88mi
8445 Allwine Ct Jacksonville, FL	3.0	2.0	1385	$1,724	$1.24	10d	1	0.88mi
2995 Thorncrest Dr Orange Park, FL	3.0	2.0	1766	$2,320	$1.31	1d	1	0.90mi
3146 Wandering Oaks Dr Orange Park, FL	4.0	2.0	1890	$2,345	$1.24	3d	1	0.93mi
8528 Echoridge Ct Jacksonville, FL	4.0	2.0	1803	$2,395	$1.33	17d	1	1.03mi
1064 Moosehead Dr Orange Park, FL	4.0	2.0	1713	$2,099	$1.23	4d	1	1.21mi
8321 Crosswind Rd Jacksonville, FL	3.0	2.0	1274	$1,750	$1.37	21d	1	1.22mi
516 Meldrum Ln Orange Park, FL	3.0	2.0	1971	$2,800	$1.42	23d	1	1.22mi
7852 Catskills Ct Jacksonville, FL	3.0	2.0	1352	$2,276	$1.68	2d	1	1.27mi
7820 Collins Ridge Blvd E Jacksonville, FL	3.0	2.0	1357	$1,950	$1.44	20d	1	1.34mi
8516 Bending Branch Ct Jacksonville, FL	3.0	2.0	1573	$1,775	$1.13	16d	1	1.43mi
8146 Leafcrest Dr Jacksonville, FL	4.0	2.0	2163	$2,300	$1.06	10d	1	1.44mi
8137 Leafcrest Dr Jacksonville, FL	3.0	2.0	1427	$1,855	$1.30	7d	1	1.47mi
8522 Sugartree Dr Jacksonville, FL	3.0	2.0	1437	$1,895	$1.32	3d	1	1.47mi

HOA detail

• Monthly dues: $245 · $2,940/yr

Listing history 33 events

1. 2026-06-18
   days on market $226,900 Active 124 DOM
2. 2026-06-17
   days on market $226,900 Active 123 DOM
3. 2026-06-16
   days on market $226,900 Active 122 DOM
4. 2026-06-15
   days on market $226,900 Active 121 DOM
5. 2026-06-13
   days on market $226,900 Active 119 DOM
6. 2026-06-13
   days on market $226,900 Active 118 DOM
7. 2026-06-09
   statusdays on market $226,900 Active 115 DOM
8. 2026-06-08
   days on market $226,900 Active Under Contract 114 DOM
9. 2026-06-07
   statusdays on market $226,900 Active Under Contract 113 DOM
10. 2026-06-03
    days on market $226,900 Active 109 DOM
11. 2026-06-02
    days on market $226,900 Active 108 DOM
12. 2026-06-01
    days on market $226,900 Active 107 DOM
13. 2026-05-31
    days on market $226,900 Active 106 DOM
14. 2026-05-20
    price $226,900
15. 2026-04-24
    price $231,900
16. 2026-02-13
    listed $236,900 Active
17. 2018-12-07
    soldstatus $158,000
18. 2018-12-03
    soldstatus $158,000 Sold 851-char remark

    Show marketing remark (851 chars)

    Don't miss your chance to live in one of the larger townhomes in the Plantation Village neighborhood. This updated home features a newly renovated master bedroom with beautiful floors, fresh paint, and plenty of privacy. An ensuite bathroom boasts an updated vanity and the master closet is ready to be customized. Down the hall, find your spacious living room and open concept kitchen, complete with granite countertops, 42' cabinetry, and an island perfect for entertaining. Guests can utilize a half bathroom downstairs. Enter into the 2 car garage with custom shelving before heading upstairs. Two large bedrooms share an updated bathroom as well as an additional loft area, ideal for an office, playroom, or den. Tons of closet space throughout! This is an incredibly clean and walkable neighborhood and don't forget lawn maintenance is included.

19. 2018-11-17
    status Pending 851-char remark

    Show marketing remark (851 chars)

    Don't miss your chance to live in one of the larger townhomes in the Plantation Village neighborhood. This updated home features a newly renovated master bedroom with beautiful floors, fresh paint, and plenty of privacy. An ensuite bathroom boasts an updated vanity and the master closet is ready to be customized. Down the hall, find your spacious living room and open concept kitchen, complete with granite countertops, 42' cabinetry, and an island perfect for entertaining. Guests can utilize a half bathroom downstairs. Enter into the 2 car garage with custom shelving before heading upstairs. Two large bedrooms share an updated bathroom as well as an additional loft area, ideal for an office, playroom, or den. Tons of closet space throughout! This is an incredibly clean and walkable neighborhood and don't forget lawn maintenance is included.

20. 2018-11-08
    historical Active - Contingent 851-char remark

    Show marketing remark (851 chars)

    Don't miss your chance to live in one of the larger townhomes in the Plantation Village neighborhood. This updated home features a newly renovated master bedroom with beautiful floors, fresh paint, and plenty of privacy. An ensuite bathroom boasts an updated vanity and the master closet is ready to be customized. Down the hall, find your spacious living room and open concept kitchen, complete with granite countertops, 42' cabinetry, and an island perfect for entertaining. Guests can utilize a half bathroom downstairs. Enter into the 2 car garage with custom shelving before heading upstairs. Two large bedrooms share an updated bathroom as well as an additional loft area, ideal for an office, playroom, or den. Tons of closet space throughout! This is an incredibly clean and walkable neighborhood and don't forget lawn maintenance is included.

21. 2018-11-03
    price $162,900 851-char remark

    Show marketing remark (851 chars)

    Don't miss your chance to live in one of the larger townhomes in the Plantation Village neighborhood. This updated home features a newly renovated master bedroom with beautiful floors, fresh paint, and plenty of privacy. An ensuite bathroom boasts an updated vanity and the master closet is ready to be customized. Down the hall, find your spacious living room and open concept kitchen, complete with granite countertops, 42' cabinetry, and an island perfect for entertaining. Guests can utilize a half bathroom downstairs. Enter into the 2 car garage with custom shelving before heading upstairs. Two large bedrooms share an updated bathroom as well as an additional loft area, ideal for an office, playroom, or den. Tons of closet space throughout! This is an incredibly clean and walkable neighborhood and don't forget lawn maintenance is included.

22. 2018-11-02
    status Active 851-char remark

    Show marketing remark (851 chars)

    Don't miss your chance to live in one of the larger townhomes in the Plantation Village neighborhood. This updated home features a newly renovated master bedroom with beautiful floors, fresh paint, and plenty of privacy. An ensuite bathroom boasts an updated vanity and the master closet is ready to be customized. Down the hall, find your spacious living room and open concept kitchen, complete with granite countertops, 42' cabinetry, and an island perfect for entertaining. Guests can utilize a half bathroom downstairs. Enter into the 2 car garage with custom shelving before heading upstairs. Two large bedrooms share an updated bathroom as well as an additional loft area, ideal for an office, playroom, or den. Tons of closet space throughout! This is an incredibly clean and walkable neighborhood and don't forget lawn maintenance is included.

23. 2018-10-04
    status Pending 851-char remark

    Show marketing remark (851 chars)

    Don't miss your chance to live in one of the larger townhomes in the Plantation Village neighborhood. This updated home features a newly renovated master bedroom with beautiful floors, fresh paint, and plenty of privacy. An ensuite bathroom boasts an updated vanity and the master closet is ready to be customized. Down the hall, find your spacious living room and open concept kitchen, complete with granite countertops, 42' cabinetry, and an island perfect for entertaining. Guests can utilize a half bathroom downstairs. Enter into the 2 car garage with custom shelving before heading upstairs. Two large bedrooms share an updated bathroom as well as an additional loft area, ideal for an office, playroom, or den. Tons of closet space throughout! This is an incredibly clean and walkable neighborhood and don't forget lawn maintenance is included.

24. 2018-09-24
    historical Active - Contingent 851-char remark

    Show marketing remark (851 chars)

    Don't miss your chance to live in one of the larger townhomes in the Plantation Village neighborhood. This updated home features a newly renovated master bedroom with beautiful floors, fresh paint, and plenty of privacy. An ensuite bathroom boasts an updated vanity and the master closet is ready to be customized. Down the hall, find your spacious living room and open concept kitchen, complete with granite countertops, 42' cabinetry, and an island perfect for entertaining. Guests can utilize a half bathroom downstairs. Enter into the 2 car garage with custom shelving before heading upstairs. Two large bedrooms share an updated bathroom as well as an additional loft area, ideal for an office, playroom, or den. Tons of closet space throughout! This is an incredibly clean and walkable neighborhood and don't forget lawn maintenance is included.

25. 2018-09-14
    listed $164,900 Active 851-char remark

    Show marketing remark (851 chars)

    Don't miss your chance to live in one of the larger townhomes in the Plantation Village neighborhood. This updated home features a newly renovated master bedroom with beautiful floors, fresh paint, and plenty of privacy. An ensuite bathroom boasts an updated vanity and the master closet is ready to be customized. Down the hall, find your spacious living room and open concept kitchen, complete with granite countertops, 42' cabinetry, and an island perfect for entertaining. Guests can utilize a half bathroom downstairs. Enter into the 2 car garage with custom shelving before heading upstairs. Two large bedrooms share an updated bathroom as well as an additional loft area, ideal for an office, playroom, or den. Tons of closet space throughout! This is an incredibly clean and walkable neighborhood and don't forget lawn maintenance is included.

26. 2015-03-09
    soldstatus $126,000
27. 2015-02-27
    soldstatus $126,000 Sold 420-char remark

    Show marketing remark (420 chars)

    This 3br, 2.5 bath townhome is in a quiet Oakleaf Plantation neighborhood close to A-rated Clay County schools, shopping and NAS JAX. Master on main level, 2 bedrooms, loft, full bath and laundry room upstairs. Kitchen has granite counters, birch cabinets and Whirlpool appliances and offers both a breakfast bar and an eat-in dining area. The 2 car attached garage is accessed through the alley in the rear of the home.

28. 2015-01-19
    status Pending 420-char remark

    Show marketing remark (420 chars)

    This 3br, 2.5 bath townhome is in a quiet Oakleaf Plantation neighborhood close to A-rated Clay County schools, shopping and NAS JAX. Master on main level, 2 bedrooms, loft, full bath and laundry room upstairs. Kitchen has granite counters, birch cabinets and Whirlpool appliances and offers both a breakfast bar and an eat-in dining area. The 2 car attached garage is accessed through the alley in the rear of the home.

29. 2015-01-13
    listed $125,000 Active 420-char remark

    Show marketing remark (420 chars)

    This 3br, 2.5 bath townhome is in a quiet Oakleaf Plantation neighborhood close to A-rated Clay County schools, shopping and NAS JAX. Master on main level, 2 bedrooms, loft, full bath and laundry room upstairs. Kitchen has granite counters, birch cabinets and Whirlpool appliances and offers both a breakfast bar and an eat-in dining area. The 2 car attached garage is accessed through the alley in the rear of the home.

30. 2012-12-04
    soldstatus $114,972
31. 2012-06-28
    soldstatus $54,250
32. 2012-01-31
    listed $109,900
33. 2010-01-11
    soldstatus $860,000

ⓘ 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: $2,078 · $173/mo
• Projected year-2 tax: $2,078 · $173/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 20 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: $24,048
• − Mortgage interest: −$12,710
• − Property taxes: −$2,078
• − Insurance: −$1,134
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − HOA: −$2,940
• − Depreciation: −$6,601
• Taxable loss: −$5,263
• Est. tax savings @ 24.0%: +$1,263
• After-tax cash flow: $-170/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): 43,561
• Household income: $76,455
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 1544.0

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 0.59)
• Race & ethnicity: White 60% Black 18% Hispanic / Latino 12% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 2%
• Common ancestry: Slovak 4% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 8% Tagalog/Filipino 1% French/Haitian/Cajun 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: ▼ -188.76%
• Current HPI: 289.8735
• Rent YoY: ▼ -0.87%
• 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

-73.6% since first listed

20 events — show timeline

• 2026-05-20 Price Changed $226,900 realMLS
• 2026-04-24 Price Changed $231,900 realMLS
• 2026-02-13 Listed $236,900 realMLS
• 2018-12-07 Sold (Public Records) $158,000 Public Records
• 2018-12-03 Sold (MLS) $158,000 realMLS
• 2018-11-17 Pending — realMLS
• 2018-11-08 Contingent — realMLS
• 2018-11-03 Price Changed $162,900 realMLS
• 2018-11-02 Relisted — realMLS
• 2018-10-04 Pending — realMLS
• 2018-09-24 Contingent — realMLS
• 2018-09-14 Listed $164,900 realMLS
• 2015-03-09 Sold (Public Records) $126,000 Public Records
• 2015-02-27 Sold (MLS) $126,000 realMLS
• 2015-01-19 Pending — realMLS
• 2015-01-13 Listed $125,000 realMLS
• 2012-12-04 Sold (MLS) $114,972 realMLS
• 2012-06-28 Sold (Public Records) $54,250 Public Records
• 2012-01-31 Listed $109,900 realMLS
• 2010-01-11 Sold (Public Records) $860,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,078 · +4.2% YoY. Source: county tax records.