92-8839 Paradise Pkwy · Hawaiian Ocean View, HI 96737

$319,000

3 bd · 2.0 ba · 1,092 sqft · SingleFamily · 13 Days on market

Built 2007 1.00 ac lot

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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 +11.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

Accepting backup offers! This 'like new' home is located on a back flag lot in the lower third of Ocean View and has 3 bedrooms and 2 baths and all appliances. It was built in 2007 and barely lived in. The open living room has vaulted ceilings and hardwood floors, with an open kitchen, as well and bedrooms are carpeted. Lots of large windows for great natural lighting. Surround yourself with native ohia trees on this lovely forested lot. Located just 50 miles south of Kailua-Kona and a short drive from Ocean View town center.

Key facts

• Private flag lot
• Forest setting
• Lvp flooring

Tags

• PRIVATE FLAG LOT
• FOREST SETTING
• MATURE NATIVE OHIA TREES
• OPEN-CONCEPT LIVING AREA
• LVP FLOORING
• WATER CATCHMENT SYSTEM

Property features AI

Finance

• Other: Lava zone: 2; Zoning: A-1A; Agriculture dedicated: No

Exterior

• Parking: Detached parking
• Utilities: Catchment water; Septic tank sewer; Cable available; Electricity available; Phone available; Internet options: Cable, DSL, Fiber-Optic, Satellite, Wireless; No solid waste disposal service listed
• Home design: Facing direction not specified; Property type not specified
• Construction: Ownership: Full
• Exterior features: Flag lot; Private road access; Fee simple ownership

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 2 total bathrooms (2 full)
• Interior features: Fairly level topography
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (17.8% below list).
• Recommended offer: $262k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.3% in Hawaiian Ocean View — 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 48/100 on livability (#151 in HI) — a working-class tenant base; expect higher turnover. Watch: housing C-, health & safety C-, amenities F.
• 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: Naalehu Elementary School (math 8% / reading 22%, grade F, #171 of 183 statewide, top 94%, 422 students, 70% FRL) — zoned schools average 70% FRL vs 39% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 41% district-wide (-26 pts) — the specific schools serving this property underperform the Hawaii Department Of Education average; the district grade overstates school quality for this exact location.
• Market conditions: 248 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 982 units permitted in Hawaii County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.0% local appreciation)).
• Hawaii County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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 $159k; list at $319k implies a 101% gain — meaningful room to come down on a strong offer.

Recommended offer $262,171 (17.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $168,168
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
92-1724 Kona Dr	0.17mi	2/1.0 (-1)	1,120 (+3%)	20mo	$325,000	$290	62
92-1668 Kona Dr	0.36mi	2/1.0 (-1)	1,138 (+4%)	12mo	$175,000	$154	57
92-1720 Sea Breeze Pkwy	0.31mi	2/2.0 (-1)	1,236 (+13%)	4mo	$60,000	$49	55

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.34×
• Total profit: $29,972
• Equity at exit: $143,436

10-year hold

• IRR: 8.8%
• Equity multiple: 2.33×
• Total profit: $118,709
• Equity at exit: $221,052

Cash invested: $89,320 (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 96737

• Active inventory: 248
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,622 medium
• Mortgage (P&I): −$1,673
• Tax est. 1.5%: −$399 /mo · $4,785/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $-133

Break-even live

Break-even rent $2,791

Max offer price $299,699

Occupancy floor —

Sensitivity live

Price	-10% $87	-5% $-23	+0% $-133	+5% $-244	+10% $-354
Rent	-10% $-341	-5% $-237	+0% $-133	+5% $-30	+10% $74
Rate	-1.0pp $27	-0.5pp $-52	base $-133	+0.5pp $-216	+1.0pp $-300

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
92-8611 Catamaran Ln Mountain View, HI	3.0	2.0	1320	$2,100	$1.59	45d	1	0.96mi
92-1766 Hukilau Dr Ocean View, HI	2.0	2.0	1200	$3,200	$2.67	45d	1	1.17mi

Listing history 10 events

1. 2026-06-21
   days on market $319,000 Active 13 DOM
2. 2026-06-18
   days on market $319,000 Active 10 DOM
3. 2026-06-17
   days on market $319,000 Active 9 DOM
4. 2026-06-16
   days on market $319,000 Active 8 DOM
5. 2026-06-15
   days on market $319,000 Active 7 DOM
6. 2026-06-13
   days on market $319,000 Active 5 DOM
7. 2026-06-13
   days on market $319,000 Active 4 DOM
8. 2026-06-10
   days on market $319,000 Active 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $319,000 Active 1 DOM

ⓘ 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
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $31,461
• − Mortgage interest: −$17,869
• − Property taxes: −$4,785
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,517
• − Management: −$2,517
• − Depreciation: −$9,280
• Taxable loss: −$7,102
• Est. tax savings @ 24.0%: +$1,705
• After-tax cash flow: $104/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 — Hawaiian Ocean View

• Score: 48/100
• State rank: #151
• US rank: #26127

Category grades

Amenities F Commute F Cost of living B- Crime C+ Employment F Housing C- Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawaiian Ocean View, HI
• City population: 3,781
• Population (ZIP): 3,781

Population outlook (Hawaii County) Hauer SSP2

• Today (2025): 220,733 people
• By 2030: 232,156 · +5.2%
• By 2040: 252,486 · +14.4%
• By 2050: 272,703 · +23.5%
• By 2075: 332,113 · +50.5%
• By 2100: 398,342 · +80.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.81)
• Race & ethnicity: Two or more races 42% White 39% Hispanic / Latino 16% Asian 6% Pacific Islander 6% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 10%
• Common ancestry: Portuguese 5% Scotch-Irish 4% Hispanic 4%
• Foreign-born: 6% · Canada
• Languages at home: 75% English-only · Other Asian/Pacific 10% Spanish 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Hawaii

• 2024 margin: Strong D (+28.3) · D 63.0% · R 34.7% · Other 2.3%
• 2008→2024 swing: -25.4pp toward R · 2008: 53.7pp · 2024: 28.3pp
• All cycles: 2024: D+28.3 2020: D+36.2 2016: D+36.6 2012: D+51.3 2008: D+53.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+77.2% since first listed

16 events — show timeline

• 2026-06-09 Listed $319,000 HI Information Service
• 2018-12-19 Sold (MLS) $159,000 HI Information Service
• 2018-11-01 Contingent — HI Information Service
• 2018-07-18 Relisted — HI Information Service
• 2018-06-18 Listing Removed — HI Information Service
• 2017-12-21 Price Changed $172,000 HI Information Service
• 2017-12-21 Relisted — HI Information Service
• 2017-12-18 Listing Removed — HI Information Service
• 2017-08-25 Price Changed $173,000 HI Information Service
• 2017-08-18 Price Changed $174,000 HI Information Service
• 2017-08-04 Price Changed $175,000 HI Information Service
• 2017-07-21 Price Changed $176,000 HI Information Service
• 2017-07-17 Price Changed $177,000 HI Information Service
• 2017-05-19 Price Changed $178,000 HI Information Service
• 2017-05-05 Price Changed $179,000 HI Information Service
• 2016-12-20 Listed $180,000 HI Information Service