1448 Young St #203 · Urban Honolulu, HI 96814

$395,000

2 bd · 1.0 ba · 749 sqft · Condo public records · 44 Days on market

Built 1999 $527/sqft · 21% below area Est $503k · 21% under $666/mo HOA · 19% of rent ↓ 7% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.0/30.0
• Appreciation +6.0/10.0
• 1% rule +4.1/10.0
• Schools +3.7/10.0
• Rent growth +3.3/5.0
• DSCR +3.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Open and spacious 2-bedroom residence in 1448 Young St. with ample natural light. Updated with new luxury vinyl flooring, new paint and blinds. Through your living room door enjoy a lanai and greenery of the community and park below. Features an open kitchen with counter top seating. A well managed building with secured entry and resident manager. Conveniently located minutes to Ala Moana Shopping Center and surrounding shops and restaurants.

Key facts

• Low lease rent
• 2nd floor location
• Ample guest parking

Tags

• SECURED ENTRY
• 2ND FLOOR LOCATION
• NEWER CONSTRUCTED BUILDING
• LEASEHOLD PROPERTY
• LOW LEASE RENT
• AMPLE GUEST PARKING

Property features AI

Finance

• Other: Zoning: 33 - BMX-3 Community Business M; Lot size area: 54,102
• Financial info: Maintenance fee: $666
• HOA & community: Association covers common areas, sewer, and water; Association provides management

Exterior

• Parking: Covered parking; Garage parking; Guest parking available; One assigned covered parking space (unassigned listed)
• Security: Closed-circuit cameras; Key card entry; Fire sprinkler system; Security guard
• Home design: Entry level is 2; Good condition
• Construction: Steel frame construction; Building name: 1448 Young St
• Exterior features: Has view; Leasehold land tenure; Conference/meeting room in the community

Interior

• Bedrooms: Bedroom located on the main level
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Interior features: End unit; Bedroom on main level; Full bath on main level; Laminate flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $395k.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $366k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $359k (9.1% below list).
• Recommended offer: $359k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 1.5% in Urban Honolulu — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Hawaii Department Of Education (suburban): math 32% / reading 50% proficiency, ranked #1 of 1 in HI (top 100%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.1%/yr); 549 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,638 units permitted in Honolulu County in 2024 (793 in 5+ unit buildings).
• At $3,589/mo this rent would consume 55% of the median local household income ($78k/yr) (locally 1641% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $11k of equity ($3k loan paydown + $8k appreciation (2.0% local appreciation)).
• Honolulu County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($383k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Recommended offer $358,886 (9.1% 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 44 days. Have you received any prior offers? Is the seller open to a 9% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.81%
• DSCR: 0.92
• GRM: 9.2

CMA / ARV

• ARV (median comp): $502,944
• List price: $395,000
• Delta: -21.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.98% appreciation · 3.1% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.15×
• Total profit: $16,555
• Equity at exit: $155,295

10-year hold

• IRR: 6.8%
• Equity multiple: 1.92×
• Total profit: $101,944
• Equity at exit: $223,241

Cash invested: $110,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 37 Tenant-Leaning
• State Hawaii: 37 Tenant-Leaning · D+13
• County: — inherits STATE
• City: — inherits STATE

Honolulu has source-of-income protections; warranty of habitability strong.

Methodology + full state rankings →

ZIP-level market 96814

• Home prices YoY: 0.5%
• Rents YoY: 3.1%
• Active inventory: 549
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,589 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$100 /mo · $1,202/yr
• Insurance: −$165
• HOA: −$666
• Vacancy / Maint / Mgmt: −$754
• Net cashflow: $-167

Break-even live

Break-even rent $3,800

Max offer price $365,500

Occupancy floor 100%

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1314 Kalakaua Ave Honolulu, HI	2.0	1.0–2.0	773	$4,675	$6.04	23d	3	0.06mi
1515 Liona St #4407 Honolulu, HI	1.0	1.0	606	$3,750	$6.19	3d	1	0.20mi
1500 Rycroft St Unit 3903 Honolulu, HI	1.0	1.0	571	$3,750	$6.57	23d	1	0.27mi
1500 Rycroft St Unit 2306R Honolulu, HI	1.0	1.0	563	$4,000	$7.10	43d	1	0.27mi
1500 Rycroft St Unit 2304 Honolulu, HI	1.0	1.0	569	$3,200	$5.62	23d	1	0.27mi
1500 Rycroft St Unit 3005R Honolulu, HI	1.0	1.0	523	$3,200	$6.12	19d	1	0.27mi
1500 Rycroft St Unit 1904 Honolulu, HI	1.0	1.0	564	$3,400	$6.03	17d	1	0.27mi
1500 Rycroft St Unit 2607R Honolulu, HI	1.0	1.0	618	$3,500	$5.66	23d	1	0.27mi
1500 Rycroft St Honolulu, HI	1.0	1.0	523	$3,200	$6.12	17d	1	0.27mi
1315 Liona St Honolulu, HI	1.0	1.0	606	$3,950	$6.52	19d	1	0.27mi
629 Keeaumoku St Honolulu, HI	1.0	1.0	618	$3,350	$5.42	2d	2	0.42mi
629 Keeaumoku St Honolulu, HI	1.0–2.0	1.0–2.0	919	$6,300	$6.86	43d	2	0.42mi
629 Keeaumoku St Honolulu, HI	1.0–2.0	1.0–2.0	923	$6,300	$6.82	17d	2	0.42mi
1655 Makaloa St #1510 Honolulu, HI	1.0	1.0	500	$2,600	$5.20	21d	1	0.46mi
1388 Kapiolani Blvd Unit 3910 Honolulu, HI	1.0	1.0	619	$4,000	$6.46	3d	1	0.49mi
1388 Kapiolani Blvd #2903 Honolulu, HI	1.0	1.0	574	$3,500	$6.10	10d	1	0.49mi
1388 Kapiolani Blvd #2703 Honolulu, HI	1.0	1.0	574	$3,500	$6.10	23d	1	0.49mi
1388 Kapiolani Blvd #4205 Honolulu, HI	1.0	1.0	567	$4,500	$7.94	43d	1	0.49mi
1391 Kapiolani Blvd Honolulu, HI	1.0–3.0	1.0–2.0	971	$4,750	$4.89	3d	2	0.53mi
1535 Pensacola St #209 Honolulu, HI	1.0	1.0	493	$2,700	$5.48	2d	1	0.54mi
1296 Kapiolani Blvd Honolulu, HI	1.0–3.0	1.0–2.0	974	$3,550	$3.64	14d	2	0.60mi
1568 Pensacola St Honolulu, HI	1.0–2.0	1.0	523	$2,735	$5.23	23d	1	0.60mi
1717 Mott-Smith Dr #2403 Honolulu, HI	1.0	1.0	644	$2,700	$4.19	23d	1	0.63mi
475 Atkinson Dr Honolulu, HI	1.0–2.0	1.0	855	$3,000	$3.51	23d	2	0.63mi
475 Atkinson Dr Honolulu, HI	1.0–2.0	1.0	798	$3,000	$3.76	21d	3	0.63mi
1861 Kapiolani Blvd Unit C Honolulu, HI	1.0	1.0	525	$2,700	$5.14	21d	1	0.67mi
419A Atkinson Dr #1103 Honolulu, HI	2.0	1.0	664	$2,700	$4.07	16d	1	0.71mi
419A Atkinson Dr Honolulu, HI	2.0	1.0	664	$2,698	$4.06	17d	2	0.71mi
400 Hobron Ln #2712 Honolulu, HI	1.0	1.0	582	$2,700	$4.64	11d	1	0.81mi
411 Hobron Ln Unit 1327718P Honolulu, HI	1.0	1.0	538	$3,558	$6.61	11d	1	0.85mi
1133 Waimanu St #1808 Honolulu, HI	1.0	1.0	556	$2,800	$5.04	11d	1	0.85mi
1133 Waimanu St #405 Honolulu, HI	1.0	1.0	550	$2,700	$4.91	3d	1	0.85mi
411 Hobron Ln Honolulu, HI	1.0	1.0	566	$3,575	$6.31	43d	2	0.86mi
411 Hobron Ln Honolulu, HI	1.0	1.0	575	$3,322	$5.78	3d	4	0.86mi
411 Hobron Ln Honolulu, HI	1.0	1.0	575	$3,475	$6.04	44d	3	0.86mi
1009 Kapiolani Blvd Honolulu, HI	2.0	2.0	745	$3,400	$4.56	23d	2	0.88mi
1009 Kapiolani Blvd Honolulu, HI	2.0	2.0	730	$3,198	$4.38	1d	2	0.88mi
425 Ena Rd Unit 204C Honolulu, HI	1.0	1.0	600	$2,700	$4.50	23d	1	0.89mi
1778 Ala Moana Blvd Unit 1541754P Honolulu, HI	1.0	1.0	721	$4,387	$6.08	14d	1	0.92mi
1765 Ala Moana Blvd #1183 Honolulu, HI	1.0	1.0	440	$3,100	$7.05	3d	1	0.93mi

HOA detail condo

• Monthly dues: $666 · $7,992/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $395,000 Active 44 DOM
2. 2026-06-17
   days on market $395,000 Active 43 DOM
3. 2026-06-16
   days on market $395,000 Active 42 DOM
4. 2026-06-15
   days on market $395,000 Active 41 DOM
5. 2026-06-13
   days on market $395,000 Active 39 DOM
6. 2026-06-13
   days on market $395,000 Active 38 DOM
7. 2026-06-10
   days on market $395,000 Active 36 DOM
8. 2026-06-09
   days on market $395,000 Active 35 DOM
9. 2026-06-08
   days on market $395,000 Active 34 DOM
10. 2026-06-07
    days on market $395,000 Active 33 DOM
11. 2026-06-05
    days on market $395,000 Active 30 DOM
12. 2026-06-03
    days on market $395,000 Active 29 DOM
13. 2026-06-02
    days on market $395,000 Active 28 DOM
14. 2026-06-01
    days on market $395,000 Active 27 DOM
15. 2026-05-31
    days on market $395,000 Active 26 DOM
16. 2026-05-05
    listed $395,000 Active 780-char remark
17. 2021-09-03
    soldstatus $395,000 Sold 446-char remark

    Show marketing remark (446 chars)

    Open and spacious 2-bedroom residence in 1448 Young St. with ample natural light. Updated with new luxury vinyl flooring, new paint and blinds. Through your living room door enjoy a lanai and greenery of the community and park below. Features an open kitchen with counter top seating. A well managed building with secured entry and resident manager. Conveniently located minutes to Ala Moana Shopping Center and surrounding shops and restaurants.

18. 2021-06-12
    listed $395,000 Active 446-char remark

    Show marketing remark (446 chars)

    Open and spacious 2-bedroom residence in 1448 Young St. with ample natural light. Updated with new luxury vinyl flooring, new paint and blinds. Through your living room door enjoy a lanai and greenery of the community and park below. Features an open kitchen with counter top seating. A well managed building with secured entry and resident manager. Conveniently located minutes to Ala Moana Shopping Center and surrounding shops and restaurants.

19. 2021-06-11
    historical
20. 2021-02-05
    listed $425,000 Active

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

Tax reassessment forecast HI · Partial reset (capped growth)

• Current annual tax: $1,202 · $100/mo
• Projected year-2 tax: $1,202 · $100/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
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $43,066
• − Mortgage interest: −$22,126
• − Property taxes: −$1,202
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,445
• − Management: −$3,445
• − HOA: −$7,992
• − Depreciation: −$11,491
• Taxable loss: −$8,611
• Est. tax savings @ 24.0%: +$2,067
• After-tax cash flow: $63/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: Hawaii Department Of Education
• NCES district ID: 1500030
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $69,005
• Composite: 37.07/100
• National rank: #4504
• State rank: #1 of 1 in HI

Livability — Urban Honolulu

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Urban Honolulu, HI
• County: Honolulu County · 963,448 people
• City population: 309,956
• Metro: Urban Honolulu, HI
• Population (ZIP): 24,689
• Household income: $77,768
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 1641.0

Population outlook (Honolulu County) Hauer SSP2

• Today (2025): 1,072,641 people
• By 2030: 1,110,460 · +3.5%
• By 2040: 1,181,593 · +10.2%
• By 2050: 1,257,584 · +17.2%
• By 2075: 1,501,120 · +39.9%
• By 2100: 1,764,430 · +64.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Asian 64% Two or more races 14% White 13% Pacific Islander 6% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Russian 1% Lithuanian 1% Italian 1%
• Foreign-born: 35% · China, South Korea, Vietnam
• Languages at home: 58% English-only · Other Asian/Pacific 15% Chinese 10% Korean 9%

Political lean MEDSL · Honolulu

• 2024 margin: Strong D (+21.6) · D 59.9% · R 38.3% · Other 1.8%
• 2008→2024 swing: -19.4pp toward R · 2008: 41.1pp · 2024: 21.6pp
• All cycles: 2024: D+21.6 2020: D+26.9 2016: D+29.9 2012: D+39.1 2008: D+41.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.98%
• Current HPI: 376.4197
• Rent YoY: ▲ 3.10%
• Metro: Urban Honolulu, HI
• State GDP YoY: —
• F500 in state: 0

Price history

-7.1% since first listed

5 events — show timeline

• 2026-05-05 Listed $395,000 HiCentral MLS
• 2021-09-03 Sold (MLS) $395,000 HiCentral MLS
• 2021-06-12 Listed $395,000 HiCentral MLS
• 2021-06-11 Listing Removed — HiCentral MLS
• 2021-02-05 Listed $425,000 HiCentral MLS

Property tax history

+4.7%/yr

Latest (2022): $1,202 · -23.8% YoY. Source: county tax records.