1314 Victoria St #801 · Urban Honolulu, HI 96814

$489,000

2 bd · 2.0 ba · 1,007 sqft · Condo public records · 209 Days on market

Built 1971 $486/sqft · 26% above area Est $450k · 9% over $900/mo HOA · 24% of rent

---

Why this score? — see what drove the F 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 +6.8/30.0
• Appreciation +6.0/10.0
• Schools +3.7/10.0
• ARV discount +3.6/15.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0

Listing remarks MLS

Step into this spacious 2-bedroom, 2-bath condo in The Coronet, offering over 1,100 sq. ft. of interior living space in one of Makiki’s most established boutique buildings. Located on the cooler side of the building, this well-maintained unit features updated bathrooms with new vanities and freshly reglazed tubs and showers, creating a bright and modern feel throughout. Enjoy the convenience of a dedicated storage unit right outside your front door and one assigned parking stall. With an HOA fee under $1.00 per sq. ft. , this is one of the best values for space in town. The Coronet offers a community pool, secured entry, and bicycle storage, providing comfort and functionality in a well-kept setting. A rare opportunity to own a generously sized home in a long-loved building—don’t miss this one!

Key facts

• Community pool
• Bicycle storage
• Updated bathrooms

Tags

• UPDATED BATHROOMS
• DEDICATED STORAGE UNIT
• COMMUNITY POOL
• SECURED ENTRY
• BICYCLE STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $489k.

Deal economics

• At list price, monthly cash flow is $-769 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $353k (27.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $383k (21.8% below list).
• Recommended offer: $353k (27.8% below list) — sets the bar for cash-flow.
• Cap rate 4.4% 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 F — 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.
• Zoned schools: Queen Kaahumanu Elementary School (math 27% / reading 43%, grade F, #107 of 183 statewide, top 58%, 430 students, 63% FRL); Robert Louis Stevenson Middle School (math 30% / reading 57%, grade D, #10 of 42 statewide, top 22%, 576 students, 43% FRL); President William Mckinley High School (math 28% / reading 69%, grade D, #13 of 43 statewide, top 33%, 1,502 students, 50% FRL).
• Market conditions: Rents rising (+3.1%/yr); 561 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $3,825/mo this rent would consume 59% 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 $13k of equity ($3k loan paydown + $10k 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 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($430k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $285k; list at $489k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $353,220 (27.8% 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 209 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.78% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.74%
• DSCR: 0.70
• GRM: 10.7

CMA / ARV

• ARV (median comp): $450,133
• List price: $489,000
• Delta: 8.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.1%
• Equity multiple: 0.89×
• Total profit: $-15,318
• Equity at exit: $192,251

10-year hold

• IRR: 2.6%
• Equity multiple: 1.36×
• Total profit: $48,828
• Equity at exit: $276,367

Cash invested: $136,920 (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: 561
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,825 high
• Mortgage (P&I): −$2,564
• Tax from tax record: −$122 /mo · $1,468/yr
• Insurance: −$204
• HOA: −$900
• Vacancy / Maint / Mgmt: −$803
• Net cashflow: $-769

Break-even live

Break-even rent $4,798

Max offer price $353,220

Occupancy floor —

Sensitivity live

Price	-10% $-492	-5% $-630	+0% $-769	+5% $-907	+10% $-1,045
Rent	-10% $-1,071	-5% $-920	+0% $-769	+5% $-618	+10% $-466
Rate	-1.0pp $-522	-0.5pp $-644	base $-769	+0.5pp $-895	+1.0pp $-1,024

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: $122,250
• Closing costs: $14,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 Victoria St Honolulu, HI	2.0	1.0	1000	$3,850	$3.85	45d	1	0.08mi
923 Green St Unit A Honolulu, HI	3.0	2.0	1344	$3,650	$2.72	45d	1	0.10mi
1221 Victoria St Honolulu, HI	1.0–2.0	1.0–2.0	1207	$3,675	$3.04	13d	2	0.10mi
1221 Victoria St Honolulu, HI	1.0	1.0	813	$3,275	$4.03	25d	2	0.10mi
1050 Lunalilo St Honolulu, HI	2.0	2.0	1349	$3,500	$2.59	12d	1	0.16mi
1400 Pensacola St #706 Honolulu, HI	1.0	2.0	836	$2,700	$3.23	21d	1	0.23mi
1128 Elm St Unit C Honolulu, HI	3.0	3.0	1500	$3,950	$2.63	45d	1	0.44mi
888 Kapiolani Blvd Honolulu, HI	1.0–3.0	1.0–3.0	1162	$6,750	$5.81	5d	4	0.47mi
801 South St #4524 Honolulu, HI	2.0	1.5	840	$3,500	$4.17	45d	1	0.50mi
725 Kapiolani Blvd Honolulu, HI	2.0	2.5	1086	$4,100	$3.78	17d	1	0.54mi
909 Kapiolani Blvd Honolulu, HI	1.0–2.0	1.0–2.0	790	$3,600	$4.55	5d	2	0.56mi
801 South St Unit 3901-A Honolulu, HI	2.0	2.0	816	$3,300	$4.04	5d	1	0.58mi
1009 Kapiolani Blvd Honolulu, HI	2.0	2.0	730	$3,198	$4.38	3d	2	0.61mi
1009 Kapiolani Blvd Honolulu, HI	2.0	2.0	745	$3,400	$4.56	25d	2	0.61mi
1288 Kapiolani Blvd Unit I3306 Honolulu, HI	2.0	2.0	1105	$4,300	$3.89	18d	1	0.62mi
600 Queen St Honolulu, HI	1.0–2.0	1.0–2.0	847	$4,100	$4.84	5d	1	0.63mi
1288 Kapiolani Blvd #1006 Honolulu, HI	2.0	2.0	1105	$4,000	$3.62	4d	1	0.63mi
1296 Kapiolani Blvd Honolulu, HI	1.0–3.0	1.0–2.0	974	$3,550	$3.64	16d	2	0.64mi
1267 Rycroft St Honolulu, HI	2.0	1.0	816	$2,750	$3.37	25d	1	0.65mi
987 Queen St Honolulu, HI	2.0	1.0–2.0	554	$5,200	$9.39	17d	8	0.70mi
987 Queen St Honolulu, HI	2.0	1.0–2.0	554	$5,200	$9.39	18d	9	0.70mi
615 Keawe St Unit 3008 Honolulu, HI	2.0	2.0	894	$3,700	$4.14	25d	1	0.72mi
988 Halekauwila St #906 Honolulu, HI	2.0	2.0	744	$3,500	$4.70	13d	1	0.72mi
988 Halekauwila St Honolulu, HI	2.0	2.0	738	$3,600	$4.88	17d	1	0.73mi
988 Halekauwila St Unit Ke Kilohana Honolulu, HI	2.0	2.0	739	$3,700	$5.01	12d	1	0.73mi
1001 Queen St #2915 Honolulu, HI	2.0	2.0	867	$4,500	$5.19	18d	1	0.74mi
1515 Liona St #4418 Honolulu, HI	3.0	2.0	1147	$7,000	$6.10	45d	1	0.74mi
1515 Liona St Unit 4216L Honolulu, HI	2.0	2.0	872	$4,500	$5.16	18d	1	0.74mi
1515 Liona St Unit 4216L Honolulu, HI	2.0	2.0	872	$4,500	$5.16	16d	1	0.74mi
1515 Liona St Unit 4401L Honolulu, HI	2.0	2.0	990	$4,900	$4.95	45d	1	0.74mi
1717 Mott-Smith Dr Honolulu, HI	1.0	1.0	875	$3,000	$3.43	5d	1	0.75mi
1500 Rycroft St Unit 4419R Honolulu, HI	2.0	2.0	1074	$6,000	$5.59	45d	1	0.76mi
1500 Rycroft St Honolulu, HI	3.0	2.0	1147	$7,500	$6.54	25d	1	0.76mi
1500 Rycroft St Unit 4116R Honolulu, HI	2.0	2.0	872	$5,000	$5.73	25d	1	0.76mi
1500 Rycroft St Unit 3918R Honolulu, HI	3.0	2.0	1147	$6,500	$5.67	5d	1	0.76mi
1500 Rycroft St Unit 800R Honolulu, HI	2.0	2.0	942	$4,700	$4.99	45d	1	0.76mi
1500 Rycroft St Unit 2519R Honolulu, HI	2.0	2.0	1074	$5,300	$4.93	45d	1	0.76mi
333 Ward Ave #1706 Honolulu, HI	1.0	1.0	749	$5,000	$6.68	5d	1	0.76mi
333 Ward Ave #334 Honolulu, HI	2.0	2.0	1081	$5,600	$5.18	3d	1	0.76mi
333 Ward Ave #224 Honolulu, HI	1.0	1.0	792	$4,400	$5.56	3d	1	0.76mi

HOA detail condo

• Monthly dues: $900 · $10,800/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $489,000 Active 209 DOM
2. 2026-06-18
   days on market $489,000 Active 206 DOM
3. 2026-06-17
   days on market $489,000 Active 205 DOM
4. 2026-06-15
   days on market $489,000 Active 203 DOM
5. 2026-06-13
   days on market $489,000 Active 201 DOM
6. 2026-06-13
   days on market $489,000 Active 200 DOM
7. 2026-06-10
   pricedays on market $489,000 Active 198 DOM
8. 2026-06-09
   days on market $498,000 Active 197 DOM
9. 2026-06-08
   days on market $498,000 Active 196 DOM
10. 2026-06-07
    days on market $498,000 Active 195 DOM
11. 2026-06-05
    days on market $498,000 Active 192 DOM
12. 2026-06-03
    days on market $498,000 Active 191 DOM
13. 2026-06-02
    days on market $498,000 Active 190 DOM
14. 2026-06-01
    days on market $498,000 Active 189 DOM
15. 2026-05-31
    days on market $498,000 Active 188 DOM
16. 2025-11-24
    listed $498,000 Active 823-char remark

    Show marketing remark (823 chars)

    Step into this spacious 2-bedroom, 2-bath condo in The Coronet, offering over 1,100 sq. ft. of interior living space in one of Makiki’s most established boutique buildings. Located on the cooler side of the building, this well-maintained unit features updated bathrooms with new vanities and freshly reglazed tubs and showers, creating a bright and modern feel throughout. Enjoy the convenience of a dedicated storage unit right outside your front door and one assigned parking stall. With an HOA fee under $1.00 per sq. ft. , this is one of the best values for space in town. The Coronet offers a community pool, secured entry, and bicycle storage, providing comfort and functionality in a well-kept setting. A rare opportunity to own a generously sized home in a long-loved building—don’t miss this one!

17. 2025-10-29
    historical
18. 2025-07-24
    price $498,000
19. 2025-05-22
    price $519,900
20. 2025-04-05
    listed $550,000 Active
21. 2023-10-17
    price $599,900
22. 2023-09-29
    listed $625,000 Active
23. 2013-10-04
    soldstatus $285,000
24. 2012-02-08
    soldstatus $100,000
25. 2002-07-01
    soldstatus $115,000
26. 1994-10-17
    soldstatus $175,000
27. 1994-08-01
    soldstatus $330,000

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

Tax reassessment forecast HI · Partial reset (capped growth)

• Current annual tax: $1,468 · $122/mo
• Projected year-2 tax: $1,468 · $122/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: $45,902
• − Mortgage interest: −$27,392
• − Property taxes: −$1,468
• − Insurance: −$2,445
• − Repairs & maintenance: −$3,672
• − Management: −$3,672
• − HOA: −$10,800
• − Depreciation: −$14,225
• Taxable loss: −$17,773
• Est. tax savings @ 24.0%: +$4,266
• After-tax cash flow: $-4,958/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

+50.9% since first listed

12 events — show timeline

• 2025-11-24 Listed $498,000 HiCentral MLS
• 2025-10-29 Listing Removed — HiCentral MLS
• 2025-07-24 Price Changed $498,000 HiCentral MLS
• 2025-05-22 Price Changed $519,900 HiCentral MLS
• 2025-04-05 Listed $550,000 HiCentral MLS
• 2023-10-17 Price Changed $599,900 HiCentral MLS
• 2023-09-29 Listed $625,000 HiCentral MLS
• 2013-10-04 Sold (Public Records) $285,000 Public Records
• 2012-02-08 Sold (Public Records) $100,000 Public Records
• 2002-07-01 Sold (Public Records) $115,000 Public Records
• 1994-10-17 Sold (Public Records) $175,000 Public Records
• 1994-08-01 Sold (Public Records) $330,000 Public Records

Property tax history

+0.8%/yr

Latest (2022): $1,468 · +6.3% YoY. Source: county tax records.