3632 Luxor Way · Oakleaf Plantation, FL 32068

$259,990

3 bd · 2.5 ba · 1,482 sqft · SingleFamily · 98 Days on market

Built 2026 3,484 sqft lot Est $273k · at est. $175/mo HOA · 8% of rent ↓ 3% since listing

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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 +9.7/30.0
• ARV discount +9.6/15.0
• Schools +5.1/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into a fresh take on living better--now selling new homes in the District at Oakleaf. Thoughtfully designed with modern style and everyday comfort. This home features a water view, spray foam insulation and a Clean Air Home system for energy efficiency and healthier living. The heart of the home centers around a spacious kitchen island that opens seamlessly to the main living area, perfect for gathering and entertaining. Interiors include Whirlpool stainless steel appliances, washer and dryer, blinds, quartz or granite countertops, and 42-inch upper cabinets. Stay connected with a smart home package featuring a front door camera, keyless entry, and thermostat control from your phone. E

Key facts

• Dog park
• Cabana and pool
• Open layout

Tags

• ENERGY EFFICIENT HOME
• OPEN LAYOUT
• UPSTAIRS PRIMARY SUITE
• CABANA AND POOL
• PLAYGROUND
• DOG PARK

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $175; Community amenities include dog park, park, and playground

Exterior

• Parking: Attached garage with garage door opener (1 garage space)
• Utilities: Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Townhouse (attached property); Residential use
• Construction: Fiber cement construction
• Exterior features: Fenced yard (other type); Shingle roof

Interior

• Kitchen: Disposal; Electric range; ENERGY STAR qualified dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on the second level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Kitchen island; Open floor plan; Pantry; Primary bathroom with shower (no tub); Smart home features; Walk-in closet(s)
• Laundry & utility: Laundry located on the upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (12.4% below list).
• Recommended offer: $228k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Tynes Elementary School (math 65% / reading 63%, grade B, #552 of 2,144 statewide, top 26%, 1,021 students, 43% FRL); Oakleaf Junior High (math 50% / reading 54%, grade C+, #217 of 571 statewide, top 40%, 1,118 students, 46% FRL); Ridgeview High School (math 41% / reading 53%, grade D-, #207 of 667 statewide, top 32%, 1,828 students, 46% FRL).
• Market conditions: Rents rising (+3.4%/yr); 601 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 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 $8k 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 98 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.

Recommended offer $227,748 (12.4% 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 98 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: 5.50%
• Cash-on-cash: -2.84%
• DSCR: 0.87
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $272,688
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3467 Lynn Ct	0.24mi	4/2.0 (+1)	1,488 (+0%)	15mo	$262,500	$176	69
3305 New Beginnings Ln	0.27mi	3/2.0	1,352 (-9%)	5mo	$240,000	$178	67
3548 Grayson Ln	0.29mi	3/2.0	1,557 (+5%)	13mo	$287,000	$184	66
916 Rooster Hollow Way	0.43mi	3/2.0	1,590 (+7%)	10mo	$348,000	$219	58
762 Celebration Ln	0.32mi	3/2.5	1,637 (+10%)	14mo	$289,000	$177	56
3468 Kindlewood Dr	0.48mi	3/2.0	1,590 (+7%)	10mo	$362,000	$228	55
724 Sunny Stroll Dr	0.42mi	4/2.0 (+1)	1,695 (+14%)	1mo	$291,000	$172	49
628 Sunny Stroll Dr	0.29mi	3/2.0	1,272 (-14%)	17mo	$265,000	$208	46
3396 Green Oaks Ln	0.68mi	3/2.0	1,384 (-7%)	13mo	$230,000	$166	44
3248 Roundabout Dr	0.32mi	3/2.0	1,272 (-14%)	21mo	$268,000	$211	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 · 3.35% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.28×
• Total profit: $-52,170
• Equity at exit: $38,765

10-year hold

• IRR: -12.8%
• Equity multiple: 0.24×
• Total profit: $-55,675
• Equity at exit: $22,479

Cash invested: $72,797 (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 32068

• Home prices YoY: -27.5%
• Rents YoY: 3.4%
• Active inventory: 601
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,277 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$175
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-173

Break-even live

Break-even rent $2,496

Max offer price $235,027

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: $64,998
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3608 York Ln Middleburg, FL	3.0	2.5	1624	$2,299	$1.42	2d	121	0.10mi
903 Rivertree Pl Middleburg, FL	2.0	2.5	1160	$1,695	$1.46	7d	1	0.44mi
728 Sunny Stroll Dr Middleburg, FL	4.0	2.0	1860	$2,200	$1.18	24d	1	0.45mi
824 Integra Park Dr Middleburg, FL	1.0–3.0	1.0–2.0	1047	$2,258	$2.16	2d	10	0.71mi
670 Grover Ln Orange Park, FL	3.0	2.5	1704	$2,100	$1.23	24d	1	1.23mi
3938 Bloomfield Ct Middleburg, FL	3.0	2.5	1715	$2,275	$1.33	17d	1	1.25mi
3750 Silver Bluff Blvd Orange Park, FL	2.0–3.0	2.0–3.0	1862	$1,850	$0.99	2d	2	1.39mi
1064 Moosehead Dr Orange Park, FL	4.0	2.0	1713	$2,099	$1.23	4d	1	1.42mi
3764 Athenian Way Middleburg, FL	3.0	2.5	1433	$1,900	$1.33	3d	1	1.46mi

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: waterpool

Listing history 5 events

1. 2026-05-05
   status Pending
2. 2026-04-22
   price $259,990
3. 2026-04-09
   price $260,990
4. 2026-03-04
   price $265,990
5. 2026-01-27
   listed $267,990 Active

ⓘ 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: $27,330
• − Mortgage interest: −$14,563
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − HOA: −$2,100
• − Depreciation: −$7,563
• Taxable loss: −$6,470
• Est. tax savings @ 24.0%: +$1,553
• After-tax cash flow: $-517/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): 58,983
• Household income: $84,431
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 975.0

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: 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%

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

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

-3.0% since first listed

5 events — show timeline

• 2026-05-05 Pending — realMLS
• 2026-04-22 Price Changed $259,990 realMLS
• 2026-04-09 Price Changed $260,990 realMLS
• 2026-03-04 Price Changed $265,990 realMLS
• 2026-01-27 Listed $267,990 realMLS