4220 Plantation Oaks Blvd · Oakleaf Plantation, FL 32065

$179,000

3 bd · 3.0 ba · 0 sqft · Other public records · 20 Days on market

Built 2010

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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

This one is great for a first time home buyer, well maintained 3/2.5 bath townhouse, Its a end unit that has a large kitchen that opens up into the family room, also this home has a dining room that could be used as office space. It offers Community Pool and Athletic Center. Call to set your appointment today!

Key facts

• Open concept kitchen
• Trails
• Kids splash park

Tags

• OPEN CONCEPT KITCHEN
• SCREENED IN PATIO
• TRAILS
• GYMS
• POOLS
• KIDS SPLASH PARK

Property features AI

Exterior

• Home design: Built in 2010
• Construction: Living area approximately 1,475
• Exterior features: Located in the OakLeaf Plantation community

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $179k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $176k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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); 209 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $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 20 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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; major 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 $176,315 (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: 1.12% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.31%
• DSCR: 1.37
• GRM: 7.4

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-5,394
• Equity at exit: $26,689

10-year hold

• IRR: 7.7%
• Equity multiple: 1.60×
• Total profit: $30,058
• Equity at exit: $15,477

Cash invested: $50,120 (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: 209
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $347

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 78%

Sensitivity live

Price	-10% $471	-5% $409	+0% $347	+5% $285	+10% $223
Rent	-10% $189	-5% $268	+0% $347	+5% $426	+10% $505
Rate	-1.0pp $437	-0.5pp $392	base $347	+0.5pp $301	+1.0pp $253

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4220 Plantation Oaks Blvd #2016 Orange Park, FL	3.0	2.5	1516	$1,850	$1.22	25d	1	0.07mi
448 Running Woods St Unit 1 Orange Park, FL	3.0	2.5	1333	$1,850	$1.39	25d	1	0.08mi
3740 Creswick Cir #8 Orange Park, FL	3.0	2.5	1824	$2,100	$1.15	23d	1	0.10mi
3972 Village View Ln Orange Park, FL	2.0	2.5	1109	$1,695	$1.53	25d	1	0.11mi
3996 Village View Ln Orange Park, FL	2.0	2.0	918	$1,524	$1.66	6d	1	0.12mi
3978 Oak Mill Rd Orange Park, FL	2.0	2.5	1109	$1,595	$1.44	25d	1	0.19mi
513 Spanish Oaks Way Orange Park, FL	2.0	2.5	1109	$1,600	$1.44	19d	1	0.19mi
607 Crystal Way Orange Park, FL	3.0	2.5	1440	$1,725	$1.20	6d	1	0.23mi
575 Oakleaf Plantation Pkwy Orange Park, FL	1.0–2.0	1.0–2.0	1016	$2,300	$2.26	6d	7	0.38mi
575 Oakleaf Plantation Pkwy Orange Park, FL	1.0–2.0	1.0–2.0	1016	$2,300	$2.26	4d	7	0.38mi
575 Oakleaf Plantation Pkwy Orange Park, FL	1.0–2.0	1.0–2.0	969	$2,300	$2.37	25d	6	0.38mi
396 Forest Meadow Ln Orange Park, FL	3.0	2.0	1677	$1,826	$1.09	23d	1	0.46mi
785 Oakleaf Plantation Pkwy Orange Park, FL	2.0–3.0	2.0	1430	$1,800	$1.26	3d	2	0.47mi
785 Oakleaf Plantation Pkwy Orange Park, FL	2.0–3.0	2.0	1430	$1,800	$1.26	25d	1	0.47mi
319 Hepburn Rd Orange Park, FL	4.0	2.0	2003	$1,976	$0.99	23d	1	0.49mi
4137 Arbor Mill Cir Orange Park, FL	4.0	3.0	2022	$2,250	$1.11	9d	1	0.52mi
670 Grover Ln Orange Park, FL	3.0	2.5	1704	$2,100	$1.23	25d	1	0.74mi
630 Glendale Ln Orange Park, FL	4.0	2.0	1798	$2,150	$1.20	19d	1	0.81mi
3886 Pebble Brooke Cir Orange Park, FL	3.0	2.0	1502	$1,850	$1.23	25d	1	1.05mi
3899 Pebble Brooke Cir Orange Park, FL	3.0	2.0	1502	$1,990	$1.32	5d	1	1.09mi
3750 Silver Bluff Blvd Orange Park, FL	2.0–3.0	2.0–3.0	1862	$1,850	$0.99	3d	2	1.10mi
4123 Pebble Brooke Cir Orange Park, FL	3.0	2.0	1334	$2,045	$1.53	3d	1	1.12mi
3631 Silver Bluff Blvd Orange Park, FL	3.0	4.5	2010	$1,600	$0.80	16d	1	1.13mi
250 Cherry Ridge Dr Jacksonville, FL	1.0–3.0	1.0–2.0	1088	$1,753	$1.61	5d	14	1.21mi
850 Quiet Stone Ln Orange Park, FL	4.0	2.5	2466	$2,350	$0.95	6d	1	1.22mi
894 Quiet Stone Ln Orange Park, FL	4.0	2.5	2466	$2,650	$1.07	25d	1	1.22mi
880 Thoroughbred Dr Orange Park, FL	4.0	2.5	2239	$2,590	$1.16	5d	1	1.27mi
1971 Amberly Dr Middleburg, FL	4.0	2.5	2647	$2,350	$0.89	9d	1	1.30mi
3532 Silver Bluff Blvd Orange Park, FL	4.0	3.0	2392	$2,126	$0.89	3d	1	1.31mi
3750 Silver Bluff Blvd Orange Park, FL	2.0	2.0	1965	$1,675	$0.85	16d	1	1.31mi
854 Redtail Ln Middleburg, FL	3.0	3.0	2381	$2,700	$1.13	25d	1	1.34mi

Listing history 14 events

1. 2026-06-15
   days on market $179,000 Active 20 DOM
2. 2026-06-13
   days on market $179,000 Active 18 DOM
3. 2026-06-13
   days on market $179,000 Active 17 DOM
4. 2026-06-09
   days on market $179,000 Active 14 DOM
5. 2026-06-08
   days on market $179,000 Active 13 DOM
6. 2026-06-07
   days on market $179,000 Active 12 DOM
7. 2026-06-03
   days on market $179,000 Active 8 DOM
8. 2026-06-02
   days on market $179,000 Active 7 DOM
9. 2026-06-01
   days on market $179,000 Active 6 DOM
10. 2026-05-31
    days on market $179,000 Active 5 DOM
11. 2026-05-26
    listed $179,000 Active
12. 2023-01-03
    historical 313-char remark

    Show marketing remark (313 chars)

    This one is great for a first time home buyer, well maintained 3/2.5 bath townhouse, Its a end unit that has a large kitchen that opens up into the family room, also this home has a dining room that could be used as office space. It offers Community Pool and Athletic Center. Call to set your appointment today!

13. 2022-10-11
    listed $235,000 Active 313-char remark

    Show marketing remark (313 chars)

    This one is great for a first time home buyer, well maintained 3/2.5 bath townhouse, Its a end unit that has a large kitchen that opens up into the family room, also this home has a dining room that could be used as office space. It offers Community Pool and Athletic Center. Call to set your appointment today!

14. 2022-04-09
    price $1,695

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $24,060
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$5,207
• Taxable income: $1,397
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $3,828/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

+10460.5% since first listed

4 events — show timeline

• 2026-05-26 Listed $179,000 FSBO.com
• 2023-01-03 Listing Removed — realMLS
• 2022-10-11 Listed $235,000 realMLS
• 2022-04-09 Price Changed $1,695 RENT.