4204 Kekuanaoa Ln · Princeville, HI 96722

$2,275,000

3 bd · 2.5 ba · 2,198 sqft · SingleFamily public records · 297 Days on market

Built 1988 0.27 ac lot $1035/sqft · 12% above area Est $2689k · 15% under $140/mo HOA · 2% of rent

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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).

• ARV discount +14.4/15.0
• Appreciation +4.1/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Experience the magic of Kauai from this move-in ready 4-bedroom, 2.5-bath home showcasing one of the most iconic views on the island — Bali Hai and Hanalei Bay. From sunrise over the mountains to glowing sunsets on the bay, this property offers a front-row seat to the ever-changing beauty of the North Shore. Inside, the home has been beautifully maintained and thoughtfully updated. The owners installed ten new windows, removed a 12-foot slider and opened up walls to create a more spacious, light-filled interior, and added a stunning mango wood bar top that brings warmth and island character to the living space. The great kitchen provides plenty of room for cooking and gathering, while fresh paint in the interior rooms adds to the home’s clean, move-in ready feel. All of this, plus a brand new roof! Other recent updates include a new water heater, new faucets in the master bathroom, a water pressure regulator, new gutters at the front of the home, and an entirely repainted exterior with some siding and trim replaced — all ensuring lasting value and peace of mind. Outdoors, the property blossoms with fruit trees including coconut, avocado, banana, orange, lime, mango, and soursop, creating a tropical retreat just steps from your door. A large two-car garage adds practicality with ample storage and parking. With its unmatched Bali Hai and Hanalei Bay views, 4-bedroom layout, and extensive upgrades, this home is a rare find — perfect as a full-time residence, vacation home, or investment on Kauai’s coveted North Shore. Sellers are happy to show the home to any interested Buyers!

Key facts

• Versatile bonus room
• View of hanalei bay
• 0.27 acre lot

Tags

• VIEW OF HANALEI BAY
• VERSATILE BONUS ROOM
• STUNNING MANGO WOOD BAR TOP
• FRUIT TREES INCLUDING COCONUT
• FRUIT TREES INCLUDING AVOCADO
• FRUIT TREES INCLUDING BANANA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $2.27M.

Deal economics

• At list price, monthly cash flow is $-11k ($-131k/yr) — negative.
• To cash-flow at today's rent, offer at most $691k (69.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $622k (72.7% below list).
• Recommended offer: $622k (72.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#33 in HI) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, employment A; Watch: schools C-, commute C-, housing D+.
• 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: 95 active listings in the ZIP; 141 units permitted in Kauai County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $16k of loan paydown is wiped out by about $42k of value loss. Plan a longer hold.
• Kauai County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($2.00M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $600k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.03M; list at $2.27M implies a 121% gain — meaningful room to come down on a strong offer.

Recommended offer $622,072 (72.7% 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 297 days. Have you received any prior offers? Is the seller open to a 73% 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: 0.27% ✗
• Cap rate: 0.52%
• Cash-on-cash: -20.62%
• DSCR: 0.08
• GRM: 30.5

CMA / ARV

• ARV (median comp): $2,688,818
• List price: $2,275,000
• Delta: -15.39%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-1.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -41.4%
• Equity multiple: -0.50×
• Total profit: $-952,481
• Equity at exit: $459,686

10-year hold

• IRR: -42.7%
• Equity multiple: -1.55×
• Total profit: $-1,624,626
• Equity at exit: $409,995

Cash invested: $637,000 (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 96722

• Home prices YoY: -0.3%
• Active inventory: 95
• Price-to-rent: 30.5×

Monthly cashflow live

• Estimated rent: $6,221 medium
• Mortgage (P&I): −$11,930
• Tax est. 1.5%: −$2,844 /mo · $34,125/yr
• Insurance: −$948
• HOA: −$140
• Vacancy / Maint / Mgmt: −$1,306
• Net cashflow: $-10,948

Break-even live

Break-even rent $20,078

Max offer price $690,859

Occupancy floor —

Sensitivity live

Price	-10% $-9,375	-5% $-10,162	+0% $-10,948	+5% $-11,734	+10% $-12,520
Rent	-10% $-11,439	-5% $-11,193	+0% $-10,948	+5% $-10,702	+10% $-10,456
Rate	-1.0pp $-9,802	-0.5pp $-10,369	base $-10,948	+0.5pp $-11,537	+1.0pp $-12,137

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: $568,750
• Closing costs: $68,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $140 · $1,680/yr
• Likely covers: water

Listing history 29 events

1. 2026-06-18
   days on market $2,275,000 Active 297 DOM
2. 2026-06-17
   days on market $2,275,000 Active 296 DOM
3. 2026-06-15
   days on market $2,275,000 Active 294 DOM
4. 2026-06-13
   days on market $2,275,000 Active 292 DOM
5. 2026-06-13
   days on market $2,275,000 Active 291 DOM
6. 2026-06-10
   days on market $2,275,000 Active 289 DOM
7. 2026-06-09
   days on market $2,275,000 Active 288 DOM
8. 2026-06-08
   days on market $2,275,000 Active 287 DOM
9. 2026-06-07
   pricedays on market $2,275,000 Active 286 DOM
10. 2026-06-05
    days on market $2,325,000 Active 283 DOM
11. 2026-06-03
    days on market $2,325,000 Active 282 DOM
12. 2026-06-02
    days on market $2,325,000 Active 281 DOM
13. 2026-06-01
    days on market $2,325,000 Active 280 DOM
14. 2026-05-31
    days on market $2,325,000 Active 279 DOM
15. 2026-05-01
    price $2,375,000 1632-char remark

    Show marketing remark (1632 chars)

    Experience the magic of Kauai from this move-in ready 4-bedroom, 2.5-bath home showcasing one of the most iconic views on the island — Bali Hai and Hanalei Bay. From sunrise over the mountains to glowing sunsets on the bay, this property offers a front-row seat to the ever-changing beauty of the North Shore. Inside, the home has been beautifully maintained and thoughtfully updated. The owners installed ten new windows, removed a 12-foot slider and opened up walls to create a more spacious, light-filled interior, and added a stunning mango wood bar top that brings warmth and island character to the living space. The great kitchen provides plenty of room for cooking and gathering, while fresh paint in the interior rooms adds to the home’s clean, move-in ready feel. All of this, plus a brand new roof! Other recent updates include a new water heater, new faucets in the master bathroom, a water pressure regulator, new gutters at the front of the home, and an entirely repainted exterior with some siding and trim replaced — all ensuring lasting value and peace of mind. Outdoors, the property blossoms with fruit trees including coconut, avocado, banana, orange, lime, mango, and soursop, creating a tropical retreat just steps from your door. A large two-car garage adds practicality with ample storage and parking. With its unmatched Bali Hai and Hanalei Bay views, 4-bedroom layout, and extensive upgrades, this home is a rare find — perfect as a full-time residence, vacation home, or investment on Kauai’s coveted North Shore. Sellers are happy to show the home to any interested Buyers!

16. 2026-04-23
    price $2,475,000 1632-char remark

    Show marketing remark (1632 chars)

    Experience the magic of Kauai from this move-in ready 4-bedroom, 2.5-bath home showcasing one of the most iconic views on the island — Bali Hai and Hanalei Bay. From sunrise over the mountains to glowing sunsets on the bay, this property offers a front-row seat to the ever-changing beauty of the North Shore. Inside, the home has been beautifully maintained and thoughtfully updated. The owners installed ten new windows, removed a 12-foot slider and opened up walls to create a more spacious, light-filled interior, and added a stunning mango wood bar top that brings warmth and island character to the living space. The great kitchen provides plenty of room for cooking and gathering, while fresh paint in the interior rooms adds to the home’s clean, move-in ready feel. All of this, plus a brand new roof! Other recent updates include a new water heater, new faucets in the master bathroom, a water pressure regulator, new gutters at the front of the home, and an entirely repainted exterior with some siding and trim replaced — all ensuring lasting value and peace of mind. Outdoors, the property blossoms with fruit trees including coconut, avocado, banana, orange, lime, mango, and soursop, creating a tropical retreat just steps from your door. A large two-car garage adds practicality with ample storage and parking. With its unmatched Bali Hai and Hanalei Bay views, 4-bedroom layout, and extensive upgrades, this home is a rare find — perfect as a full-time residence, vacation home, or investment on Kauai’s coveted North Shore. Sellers are happy to show the home to any interested Buyers!

17. 2026-03-05
    price $2,575,000 1632-char remark

    Show marketing remark (1632 chars)

    Experience the magic of Kauai from this move-in ready 4-bedroom, 2.5-bath home showcasing one of the most iconic views on the island — Bali Hai and Hanalei Bay. From sunrise over the mountains to glowing sunsets on the bay, this property offers a front-row seat to the ever-changing beauty of the North Shore. Inside, the home has been beautifully maintained and thoughtfully updated. The owners installed ten new windows, removed a 12-foot slider and opened up walls to create a more spacious, light-filled interior, and added a stunning mango wood bar top that brings warmth and island character to the living space. The great kitchen provides plenty of room for cooking and gathering, while fresh paint in the interior rooms adds to the home’s clean, move-in ready feel. All of this, plus a brand new roof! Other recent updates include a new water heater, new faucets in the master bathroom, a water pressure regulator, new gutters at the front of the home, and an entirely repainted exterior with some siding and trim replaced — all ensuring lasting value and peace of mind. Outdoors, the property blossoms with fruit trees including coconut, avocado, banana, orange, lime, mango, and soursop, creating a tropical retreat just steps from your door. A large two-car garage adds practicality with ample storage and parking. With its unmatched Bali Hai and Hanalei Bay views, 4-bedroom layout, and extensive upgrades, this home is a rare find — perfect as a full-time residence, vacation home, or investment on Kauai’s coveted North Shore. Sellers are happy to show the home to any interested Buyers!

18. 2026-02-03
    price $2,675,000 1632-char remark

    Show marketing remark (1632 chars)

    Experience the magic of Kauai from this move-in ready 4-bedroom, 2.5-bath home showcasing one of the most iconic views on the island — Bali Hai and Hanalei Bay. From sunrise over the mountains to glowing sunsets on the bay, this property offers a front-row seat to the ever-changing beauty of the North Shore. Inside, the home has been beautifully maintained and thoughtfully updated. The owners installed ten new windows, removed a 12-foot slider and opened up walls to create a more spacious, light-filled interior, and added a stunning mango wood bar top that brings warmth and island character to the living space. The great kitchen provides plenty of room for cooking and gathering, while fresh paint in the interior rooms adds to the home’s clean, move-in ready feel. All of this, plus a brand new roof! Other recent updates include a new water heater, new faucets in the master bathroom, a water pressure regulator, new gutters at the front of the home, and an entirely repainted exterior with some siding and trim replaced — all ensuring lasting value and peace of mind. Outdoors, the property blossoms with fruit trees including coconut, avocado, banana, orange, lime, mango, and soursop, creating a tropical retreat just steps from your door. A large two-car garage adds practicality with ample storage and parking. With its unmatched Bali Hai and Hanalei Bay views, 4-bedroom layout, and extensive upgrades, this home is a rare find — perfect as a full-time residence, vacation home, or investment on Kauai’s coveted North Shore. Sellers are happy to show the home to any interested Buyers!

19. 2025-08-13
    listed $2,875,000 Active 1632-char remark

    Show marketing remark (1632 chars)

    Experience the magic of Kauai from this move-in ready 4-bedroom, 2.5-bath home showcasing one of the most iconic views on the island — Bali Hai and Hanalei Bay. From sunrise over the mountains to glowing sunsets on the bay, this property offers a front-row seat to the ever-changing beauty of the North Shore. Inside, the home has been beautifully maintained and thoughtfully updated. The owners installed ten new windows, removed a 12-foot slider and opened up walls to create a more spacious, light-filled interior, and added a stunning mango wood bar top that brings warmth and island character to the living space. The great kitchen provides plenty of room for cooking and gathering, while fresh paint in the interior rooms adds to the home’s clean, move-in ready feel. All of this, plus a brand new roof! Other recent updates include a new water heater, new faucets in the master bathroom, a water pressure regulator, new gutters at the front of the home, and an entirely repainted exterior with some siding and trim replaced — all ensuring lasting value and peace of mind. Outdoors, the property blossoms with fruit trees including coconut, avocado, banana, orange, lime, mango, and soursop, creating a tropical retreat just steps from your door. A large two-car garage adds practicality with ample storage and parking. With its unmatched Bali Hai and Hanalei Bay views, 4-bedroom layout, and extensive upgrades, this home is a rare find — perfect as a full-time residence, vacation home, or investment on Kauai’s coveted North Shore. Sellers are happy to show the home to any interested Buyers!

20. 2018-06-19
    soldstatus $1,030,000 Sold 662-char remark

    Show marketing remark (662 chars)

    Ideal location with scenic ocean and mountain views within Princeville's Unit 4. Residence shows pride of ownership throughout. Recently renovated kitchen, master bath, second bath, including solid pine wood flooring throughout. All three (3) bedrooms plus a den/office and two (2) bathrooms are on the lower level of this house. Your living area with the kitchen, dining, and living rooms are on the upper level which maximizes the surrounding Bali Hai and Waterfall views. So many options with this Princeville gem. Master Bath: Travertine Counter top, Jacuzzi Jet Tub. Kitchen: Silestone Counter tops. Buyer to independently verify square footage of structure

21. 2018-06-18
    soldstatus $1,035,000
22. 2018-05-20
    historical Contingent 662-char remark

    Show marketing remark (662 chars)

    Ideal location with scenic ocean and mountain views within Princeville's Unit 4. Residence shows pride of ownership throughout. Recently renovated kitchen, master bath, second bath, including solid pine wood flooring throughout. All three (3) bedrooms plus a den/office and two (2) bathrooms are on the lower level of this house. Your living area with the kitchen, dining, and living rooms are on the upper level which maximizes the surrounding Bali Hai and Waterfall views. So many options with this Princeville gem. Master Bath: Travertine Counter top, Jacuzzi Jet Tub. Kitchen: Silestone Counter tops. Buyer to independently verify square footage of structure

23. 2018-05-05
    price $1,085,000 662-char remark

    Show marketing remark (662 chars)

    Ideal location with scenic ocean and mountain views within Princeville's Unit 4. Residence shows pride of ownership throughout. Recently renovated kitchen, master bath, second bath, including solid pine wood flooring throughout. All three (3) bedrooms plus a den/office and two (2) bathrooms are on the lower level of this house. Your living area with the kitchen, dining, and living rooms are on the upper level which maximizes the surrounding Bali Hai and Waterfall views. So many options with this Princeville gem. Master Bath: Travertine Counter top, Jacuzzi Jet Tub. Kitchen: Silestone Counter tops. Buyer to independently verify square footage of structure

24. 2018-05-05
    price $1,075,000 662-char remark

    Show marketing remark (662 chars)

    Ideal location with scenic ocean and mountain views within Princeville's Unit 4. Residence shows pride of ownership throughout. Recently renovated kitchen, master bath, second bath, including solid pine wood flooring throughout. All three (3) bedrooms plus a den/office and two (2) bathrooms are on the lower level of this house. Your living area with the kitchen, dining, and living rooms are on the upper level which maximizes the surrounding Bali Hai and Waterfall views. So many options with this Princeville gem. Master Bath: Travertine Counter top, Jacuzzi Jet Tub. Kitchen: Silestone Counter tops. Buyer to independently verify square footage of structure

25. 2018-04-03
    listed $1,175,000 Active 662-char remark

    Show marketing remark (662 chars)

    Ideal location with scenic ocean and mountain views within Princeville's Unit 4. Residence shows pride of ownership throughout. Recently renovated kitchen, master bath, second bath, including solid pine wood flooring throughout. All three (3) bedrooms plus a den/office and two (2) bathrooms are on the lower level of this house. Your living area with the kitchen, dining, and living rooms are on the upper level which maximizes the surrounding Bali Hai and Waterfall views. So many options with this Princeville gem. Master Bath: Travertine Counter top, Jacuzzi Jet Tub. Kitchen: Silestone Counter tops. Buyer to independently verify square footage of structure

26. 2011-08-31
    soldstatus $450,000
27. 2011-08-31
    soldstatus $450,000
28. 2011-04-21
    listed $475,000
29. 1979-01-01
    soldstatus $27,000

ⓘ 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: $74,649
• − Mortgage interest: −$127,435
• − Property taxes: −$34,125
• − Insurance: −$11,375
• − Repairs & maintenance: −$5,972
• − Management: −$5,972
• − HOA: −$1,680
• − Depreciation: −$66,182
• Taxable loss: −$178,092
• Est. tax savings @ 24.0%: +$42,742
• After-tax cash flow: $-88,630/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 — Princeville

• Score: 68/100
• State rank: #33
• US rank: #9494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeville, HI
• Population (ZIP): 2,061

Population outlook (Kauai County) Hauer SSP2

• Today (2025): 80,681 people
• By 2030: 85,158 · +5.5%
• By 2040: 93,679 · +16.1%
• By 2050: 102,608 · +27.2%
• By 2075: 129,159 · +60.1%
• By 2100: 157,205 · +94.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 11% Two or more races 10% Asian 7% Black 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 3%
• Foreign-born: 9% · Canada, Dominican Republic
• Languages at home: 86% English-only · Spanish 3% Russian/Polish/Slavic 3% German/W. Germanic 3%

Political lean MEDSL · Kauai

• 2024 margin: D (+19.5) · D 58.8% · R 39.3% · Other 1.9%
• 2008→2024 swing: -32.5pp toward R · 2008: 52.0pp · 2024: 19.5pp
• All cycles: 2024: D+19.5 2020: D+28.8 2016: D+33.7 2012: D+49.3 2008: D+52.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.83%
• Current HPI: 611.0499
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+8696.3% since first listed

15 events — show timeline

• 2026-05-01 Price Changed $2,375,000 HI Information Service
• 2026-04-23 Price Changed $2,475,000 HI Information Service
• 2026-03-05 Price Changed $2,575,000 HI Information Service
• 2026-02-03 Price Changed $2,675,000 HI Information Service
• 2025-08-13 Listed $2,875,000 HI Information Service
• 2018-06-19 Sold (MLS) $1,030,000 HI Information Service
• 2018-06-18 Sold (Public Records) $1,035,000 Public Records
• 2018-05-20 Contingent — HI Information Service
• 2018-05-05 Price Changed $1,085,000 HI Information Service
• 2018-05-05 Price Changed $1,075,000 HI Information Service
• 2018-04-03 Listed $1,175,000 HI Information Service
• 2011-08-31 Sold (MLS) $450,000 HI Information Service
• 2011-08-31 Sold (Public Records) $450,000 Public Records
• 2011-04-21 Listed $475,000 HI Information Service
• 1979-01-01 Sold (Public Records) $27,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,418 · +1.4% YoY. Source: county tax records.