529 Sunstone Ct · Oakleaf Plantation, FL 32065

$189,000

3 bd · 2.0 ba · 1,520 sqft · SingleFamily public records · 23 Days on market

Built 2005 Est $271k · 30% under

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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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Schools +5.1/10.0
• 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

BANK OWNED PROPERTY SOLD “AS IS” WITHOUT REPAIR OR WARRANTY. LISTING AGENT HAS NO KNOWLEDGE OF PROPERTY HISTORY, NO DISCLOSURES OR ASSOCIATION DOCS SUPPLIED. BUYER/BUYER’S AGENT IS RESPONSIBLE FOR VERIFYING HOA INFO & FEES, IF ANY, COMMUNITY RULES, SQ FT, LOT SIZE, ROOM DIMENSIONS AND TAXES. THIS PROPERTY IS UNDER AUCTION TERMS. AT CLOSING, IT IS SUBJECT TO A WEB TECH FEE AND MAY ALSO BE SUBJECT TO A BUYER’S PREMIUM PURSUANT TO THE TERMS & CONDITIONS. SELLER WILL NOT ALLOW WATER TO BE ACTIVATED/TURNED ON FOR ANY REASON. BUYER IS RESPONSIBLE FOR ACTIVATING/TURNING ON OTHER UTILITIES.

Key facts

• Master suites
• Quartz countertop
• Walk-in closets

Tags

• MASTER SUITES
• WALK-IN CLOSETS
• FULLY EQUIPPED KITCHEN
• QUARTZ COUNTERTOP
• TILE BACKSPLASH
• STAINLESS-STEEL APPLIANCES

Property features AI

Exterior

• Home design: Built in 2005
• Construction: Living area approximately 1520
• Exterior features: Located in the OakLeaf Plantation community

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $186k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 23 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $74k; list at $189k implies a 154% 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 $186,165 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.04% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $270,560
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
441 Sunstone Ct	0.08mi	3/2.5	1,440 (-5%)	22mo	$230,000	$160	67
477 Glendale Ln	0.60mi	3/2.0	1,535 (+1%)	19mo	$301,500	$196	54
4112 Grayfield Ln	0.50mi	3/2.0	1,661 (+9%)	22mo	$295,000	$178	43

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 · 3.73% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-12,434
• Equity at exit: $28,181

10-year hold

• IRR: 4.2%
• Equity multiple: 1.32×
• Total profit: $16,850
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$991
• Tax from tax record: −$223 /mo · $2,678/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $262

Break-even live

Break-even rent $1,637

Max offer price $189,000

Occupancy floor 82%

Sensitivity live

Price	-10% $369	-5% $316	+0% $262	+5% $209	+10% $155
Rent	-10% $107	-5% $185	+0% $262	+5% $340	+10% $418
Rate	-1.0pp $358	-0.5pp $311	base $262	+0.5pp $213	+1.0pp $164

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
785 Oakleaf Plantation Pkwy Orange Park, FL	2.0–3.0	2.0	1430	$1,800	$1.26	2d	2	0.12mi
785 Oakleaf Plantation Pkwy Orange Park, FL	2.0–3.0	2.0	1430	$1,800	$1.26	24d	1	0.12mi
607 Crystal Way Orange Park, FL	3.0	2.5	1440	$1,725	$1.20	5d	1	0.14mi
3978 Oak Mill Rd Orange Park, FL	2.0	2.5	1109	$1,595	$1.44	24d	1	0.17mi
513 Spanish Oaks Way Orange Park, FL	2.0	2.5	1109	$1,600	$1.44	18d	1	0.18mi
3972 Village View Ln Orange Park, FL	2.0	2.5	1109	$1,695	$1.53	24d	1	0.26mi
3740 Creswick Cir #8 Orange Park, FL	3.0	2.5	1824	$2,100	$1.15	22d	1	0.29mi
448 Running Woods St Unit 1 Orange Park, FL	3.0	2.5	1333	$1,850	$1.39	24d	1	0.29mi
4220 Plantation Oaks Blvd #2016 Orange Park, FL	3.0	2.5	1516	$1,850	$1.22	24d	1	0.42mi
396 Forest Meadow Ln Orange Park, FL	3.0	2.0	1677	$1,826	$1.09	22d	1	0.57mi
575 Oakleaf Plantation Pkwy Orange Park, FL	1.0–2.0	1.0–2.0	1016	$2,300	$2.26	5d	7	0.72mi
575 Oakleaf Plantation Pkwy Orange Park, FL	1.0–2.0	1.0–2.0	1016	$2,300	$2.26	3d	7	0.72mi
575 Oakleaf Plantation Pkwy Orange Park, FL	1.0–2.0	1.0–2.0	969	$2,300	$2.37	24d	6	0.72mi
319 Hepburn Rd Orange Park, FL	4.0	2.0	2003	$1,976	$0.99	22d	1	0.80mi
4137 Arbor Mill Cir Orange Park, FL	4.0	3.0	2022	$2,250	$1.11	8d	1	0.88mi
630 Glendale Ln Orange Park, FL	4.0	2.0	1798	$2,150	$1.20	18d	1	0.91mi
670 Grover Ln Orange Park, FL	3.0	2.5	1704	$2,100	$1.23	24d	1	0.93mi
3938 Bloomfield Ct Middleburg, FL	3.0	2.5	1715	$2,275	$1.33	18d	1	1.27mi
3886 Pebble Brooke Cir Orange Park, FL	3.0	2.0	1502	$1,850	$1.23	24d	1	1.35mi
3750 Silver Bluff Blvd Orange Park, FL	2.0–3.0	2.0–3.0	1862	$1,850	$0.99	2d	2	1.37mi
3899 Pebble Brooke Cir Orange Park, FL	3.0	2.0	1502	$1,990	$1.32	4d	1	1.39mi
824 Integra Park Dr Middleburg, FL	1.0–3.0	1.0–2.0	1047	$2,258	$2.16	2d	10	1.42mi
4123 Pebble Brooke Cir Orange Park, FL	3.0	2.0	1334	$2,045	$1.53	2d	1	1.44mi
3631 Silver Bluff Blvd Orange Park, FL	3.0	4.5	2010	$1,600	$0.80	15d	1	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $189,000 Active 23 DOM
2. 2026-06-17
   days on market $189,000 Active 22 DOM
3. 2026-06-16
   days on market $189,000 Active 21 DOM
4. 2026-06-15
   days on market $189,000 Active 20 DOM
5. 2026-06-13
   days on market $189,000 Active 18 DOM
6. 2026-06-13
   days on market $189,000 Active 17 DOM
7. 2026-06-09
   days on market $189,000 Active 14 DOM
8. 2026-06-08
   days on market $189,000 Active 13 DOM
9. 2026-06-07
   days on market $189,000 Active 12 DOM
10. 2026-06-03
    days on market $189,000 Active 8 DOM
11. 2026-06-02
    days on market $189,000 Active 7 DOM
12. 2026-06-01
    days on market $189,000 Active 6 DOM
13. 2026-05-31
    days on market $189,000 Active 5 DOM
14. 2026-05-26
    listed $189,000 Active
15. 2013-08-16
    soldstatus $74,299 627-char remark

    Show marketing remark (627 chars)

    BANK OWNED PROPERTY SOLD “AS IS” WITHOUT REPAIR OR WARRANTY. LISTING AGENT HAS NO KNOWLEDGE OF PROPERTY HISTORY, NO DISCLOSURES OR ASSOCIATION DOCS SUPPLIED. BUYER/BUYER’S AGENT IS RESPONSIBLE FOR VERIFYING HOA INFO & FEES, IF ANY, COMMUNITY RULES, SQ FT, LOT SIZE, ROOM DIMENSIONS AND TAXES. THIS PROPERTY IS UNDER AUCTION TERMS. AT CLOSING, IT IS SUBJECT TO A WEB TECH FEE AND MAY ALSO BE SUBJECT TO A BUYER’S PREMIUM PURSUANT TO THE TERMS & CONDITIONS. SELLER WILL NOT ALLOW WATER TO BE ACTIVATED/TURNED ON FOR ANY REASON. BUYER IS RESPONSIBLE FOR ACTIVATING/TURNING ON OTHER UTILITIES.

16. 2013-05-28
    listed $70,000 627-char remark

    Show marketing remark (627 chars)

    BANK OWNED PROPERTY SOLD “AS IS” WITHOUT REPAIR OR WARRANTY. LISTING AGENT HAS NO KNOWLEDGE OF PROPERTY HISTORY, NO DISCLOSURES OR ASSOCIATION DOCS SUPPLIED. BUYER/BUYER’S AGENT IS RESPONSIBLE FOR VERIFYING HOA INFO & FEES, IF ANY, COMMUNITY RULES, SQ FT, LOT SIZE, ROOM DIMENSIONS AND TAXES. THIS PROPERTY IS UNDER AUCTION TERMS. AT CLOSING, IT IS SUBJECT TO A WEB TECH FEE AND MAY ALSO BE SUBJECT TO A BUYER’S PREMIUM PURSUANT TO THE TERMS & CONDITIONS. SELLER WILL NOT ALLOW WATER TO BE ACTIVATED/TURNED ON FOR ANY REASON. BUYER IS RESPONSIBLE FOR ACTIVATING/TURNING ON OTHER UTILITIES.

17. 2006-03-10
    historical 395-char remark

    Show marketing remark (395 chars)

    UNDER CONSTRUCTION! APRIL/MAY DELIVERY! KNOCKDOWN CEILINGS & LOVELY ORANGE PEEL TEXTURE WALLS ARE FOUND THROUGHOUT THIS TOWNHOME. VAULTED CEILINGS, LARGE WALK IN CLOSETS, & PRIVATE BATH CAN BE FOUND IN BOTH BEDRMS. SPACIOUS LIVING RM LEADS TO THE RELAXING COVERED PATIO. CONVENIENT HALF BATH LOCATED ON 1ST FLR. COMMUNITY INCLUDES ELECTRONIC GATE ACCESS & STATE-OF-THE-ART WATERPARK.

18. 2005-07-08
    historical
19. 2005-04-28
    soldstatus $164,380
20. 2005-04-01
    listed $164,380
21. 2005-03-10
    listed $166,415 395-char remark

    Show marketing remark (395 chars)

    UNDER CONSTRUCTION! APRIL/MAY DELIVERY! KNOCKDOWN CEILINGS & LOVELY ORANGE PEEL TEXTURE WALLS ARE FOUND THROUGHOUT THIS TOWNHOME. VAULTED CEILINGS, LARGE WALK IN CLOSETS, & PRIVATE BATH CAN BE FOUND IN BOTH BEDRMS. SPACIOUS LIVING RM LEADS TO THE RELAXING COVERED PATIO. CONVENIENT HALF BATH LOCATED ON 1ST FLR. COMMUNITY INCLUDES ELECTRONIC GATE ACCESS & STATE-OF-THE-ART WATERPARK.

ⓘ 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: $2,678 · $223/mo
• Projected year-2 tax: $2,678 · $223/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 ≥108°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,627
• − Mortgage interest: −$10,587
• − Property taxes: −$2,678
• − Insurance: −$945
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$5,498
• Taxable income: $139
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $3,116/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

+13.6% since first listed

8 events — show timeline

• 2026-05-26 Listed $189,000 FSBO.com
• 2013-08-16 Sold (MLS) $74,299 realMLS
• 2013-05-28 Listed $70,000 realMLS
• 2006-03-10 Listing Removed — realMLS
• 2005-07-08 Listing Removed — realMLS
• 2005-04-28 Sold (MLS) $164,380 realMLS
• 2005-04-01 Listed $164,380 realMLS
• 2005-03-10 Listed $166,415 realMLS

Property tax history

+0.3%/yr

Latest (2025): $2,678 · +1.7% YoY. Source: county tax records.