1710 Makiki St #1005 · Urban Honolulu, HI 96822

$289,999

1 bd · 1.0 ba · 477 sqft · Condo · 390 Days on market

Built 1958 $608/sqft · 9% below area Est $317k · 9% under $576/mo HOA · 21% of rent

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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).

• ARV discount +11.3/15.0
• Cash flow +6.9/30.0
• Appreciation +6.4/10.0
• 1% rule +4.4/10.0
• Rent growth +3.8/5.0
• Schools +3.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0

Listing remarks MLS

This 1-bedroom, 1-bathroom unit in the heart of Makiki offers unbeatable convenience and stunning views! Enjoy Diamond Head views from your home and catch Friday night fireworks from the rooftop deck. Located in a quiet neighborhood, yet close to schools, hospitals, freeway access, and bus lines—perfect for city living without the hustle. With parking immediately available for rent ($120/month), electricity included in your monthly affordable maintenance fees, this is an excellent opportunity for first-time buyers or investors!

Key facts

• Rooftop deck
• Close to schools
• Close to hospitals

Tags

• DIAMOND HEAD VIEWS
• ROOFTOP DECK
• QUIET NEIGHBORHOOD
• CLOSE TO SCHOOLS
• CLOSE TO HOSPITALS
• FREEWAY ACCESS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $-437 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (6.5% below list).
• Recommended offer: $227k (21.8% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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 D — 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: President Abraham Lincoln Elementary School (math 47% / reading 57%, grade C-, #46 of 183 statewide, top 29%, 357 students, 57% FRL); Robert Louis Stevenson Middle School (math 30% / reading 57%, grade D, #10 of 42 statewide, top 22%, 576 students, 43% FRL); President Theodore Roosevelt High School (math 41% / reading 73%, grade C, #3 of 43 statewide, top 7%, 1,433 students, 39% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 180 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 34% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (2.7% 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 390 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $226,730 (21.8% 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 390 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — 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: 0.94% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.46%
• DSCR: 0.71
• GRM: 8.9

CMA / ARV

• ARV (median comp): $317,130
• List price: $289,999
• Delta: -8.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

2.71% appreciation · 5.35% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.12×
• Total profit: $9,607
• Equity at exit: $125,674

10-year hold

• IRR: 7.2%
• Equity multiple: 2.11×
• Total profit: $90,009
• Equity at exit: $190,084

Cash invested: $81,200 (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 96822

• Home prices YoY: 1.0%
• Rents YoY: 5.3%
• Active inventory: 180
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,713 high
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$576
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $-437

Break-even live

Break-even rent $3,266

Max offer price $226,730

Occupancy floor —

Sensitivity live

Price	-10% $-237	-5% $-337	+0% $-437	+5% $-537	+10% $-638
Rent	-10% $-652	-5% $-544	+0% $-437	+5% $-330	+10% $-223
Rate	-1.0pp $-291	-0.5pp $-363	base $-437	+0.5pp $-512	+1.0pp $-589

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1568 Pensacola St Honolulu, HI	1.0–2.0	1.0	523	$2,280	$4.36	25d	1	0.52mi
902 University Ave Unit C Honolulu, HI	2.0	1.0	415	$2,318	$5.58	25d	1	1.18mi
987 Queen St Honolulu, HI	1.0	1.0	453	$3,800	$8.39	12d	9	1.39mi
987 Queen St Honolulu, HI	2.0	1.0–2.0	554	$4,000	$7.22	18d	8	1.39mi
987 Queen St Honolulu, HI	2.0	1.0–2.0	554	$3,925	$7.08	19d	9	1.39mi
440 Olohana St Unit 1327703P Honolulu, HI	1.0	1.0	355	$4,055	$11.42	13d	1	1.43mi
440 Olohana St Unit 1327711P Honolulu, HI	1.0	1.0	355	$3,741	$10.54	4d	1	1.43mi

HOA detail condo

• Monthly dues: $576 · $6,912/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $289,999 Active 390 DOM
2. 2026-06-18
   days on market $289,999 Active 387 DOM
3. 2026-06-17
   days on market $289,999 Active 386 DOM
4. 2026-06-15
   days on market $289,999 Active 384 DOM
5. 2026-06-13
   days on market $289,999 Active 382 DOM
6. 2026-06-13
   days on market $289,999 Active 381 DOM
7. 2026-06-10
   days on market $289,999 Active 379 DOM
8. 2026-06-09
   days on market $289,999 Active 378 DOM
9. 2026-06-08
   days on market $289,999 Active 377 DOM
10. 2026-06-07
    days on market $289,999 Active 376 DOM
11. 2026-06-05
    days on market $289,999 Active 373 DOM
12. 2026-06-03
    days on market $289,999 Active 372 DOM
13. 2026-06-02
    days on market $289,999 Active 371 DOM
14. 2026-06-01
    days on market $289,999 Active 370 DOM
15. 2026-05-31
    days on market $289,999 Active 369 DOM
16. 2026-02-02
    price $289,999 539-char remark

    Show marketing remark (539 chars)

    This 1-bedroom, 1-bathroom unit in the heart of Makiki offers unbeatable convenience and stunning views! Enjoy Diamond Head views from your home and catch Friday night fireworks from the rooftop deck. Located in a quiet neighborhood, yet close to schools, hospitals, freeway access, and bus lines—perfect for city living without the hustle. With parking immediately available for rent ($120/month), electricity included in your monthly affordable maintenance fees, this is an excellent opportunity for first-time buyers or investors!

17. 2025-10-11
    price $293,000 539-char remark

    Show marketing remark (539 chars)

    This 1-bedroom, 1-bathroom unit in the heart of Makiki offers unbeatable convenience and stunning views! Enjoy Diamond Head views from your home and catch Friday night fireworks from the rooftop deck. Located in a quiet neighborhood, yet close to schools, hospitals, freeway access, and bus lines—perfect for city living without the hustle. With parking immediately available for rent ($120/month), electricity included in your monthly affordable maintenance fees, this is an excellent opportunity for first-time buyers or investors!

18. 2025-09-26
    price $295,000 539-char remark

    Show marketing remark (539 chars)

    This 1-bedroom, 1-bathroom unit in the heart of Makiki offers unbeatable convenience and stunning views! Enjoy Diamond Head views from your home and catch Friday night fireworks from the rooftop deck. Located in a quiet neighborhood, yet close to schools, hospitals, freeway access, and bus lines—perfect for city living without the hustle. With parking immediately available for rent ($120/month), electricity included in your monthly affordable maintenance fees, this is an excellent opportunity for first-time buyers or investors!

19. 2025-09-09
    price $300,000 539-char remark

    Show marketing remark (539 chars)

    This 1-bedroom, 1-bathroom unit in the heart of Makiki offers unbeatable convenience and stunning views! Enjoy Diamond Head views from your home and catch Friday night fireworks from the rooftop deck. Located in a quiet neighborhood, yet close to schools, hospitals, freeway access, and bus lines—perfect for city living without the hustle. With parking immediately available for rent ($120/month), electricity included in your monthly affordable maintenance fees, this is an excellent opportunity for first-time buyers or investors!

20. 2025-08-19
    price $303,000 539-char remark

    Show marketing remark (539 chars)

    This 1-bedroom, 1-bathroom unit in the heart of Makiki offers unbeatable convenience and stunning views! Enjoy Diamond Head views from your home and catch Friday night fireworks from the rooftop deck. Located in a quiet neighborhood, yet close to schools, hospitals, freeway access, and bus lines—perfect for city living without the hustle. With parking immediately available for rent ($120/month), electricity included in your monthly affordable maintenance fees, this is an excellent opportunity for first-time buyers or investors!

21. 2025-07-03
    price $305,000 539-char remark

    Show marketing remark (539 chars)

    This 1-bedroom, 1-bathroom unit in the heart of Makiki offers unbeatable convenience and stunning views! Enjoy Diamond Head views from your home and catch Friday night fireworks from the rooftop deck. Located in a quiet neighborhood, yet close to schools, hospitals, freeway access, and bus lines—perfect for city living without the hustle. With parking immediately available for rent ($120/month), electricity included in your monthly affordable maintenance fees, this is an excellent opportunity for first-time buyers or investors!

22. 2025-05-27
    listed $315,000 Active 539-char remark

    Show marketing remark (539 chars)

    This 1-bedroom, 1-bathroom unit in the heart of Makiki offers unbeatable convenience and stunning views! Enjoy Diamond Head views from your home and catch Friday night fireworks from the rooftop deck. Located in a quiet neighborhood, yet close to schools, hospitals, freeway access, and bus lines—perfect for city living without the hustle. With parking immediately available for rent ($120/month), electricity included in your monthly affordable maintenance fees, this is an excellent opportunity for first-time buyers or investors!

23. 2022-11-02
    soldstatus $290,000 Sold 825-char remark

    Show marketing remark (825 chars)

    Pet-friendly, high floor, 1 bedroom 1 bathroom FEE SIMPLE condo unit in Makiki! Punahou Hale (currently a condominium) was previously a COOP under the name of Oahuan Tower. Unit was recently renovated with vinyl flooring and interior paint. Building amenities include community laundry, additional exterior storage on the same floor, secured entry and on-site resident manager! Owners may rent a parking stall for $120/month (on first come first served basis). Maintenance fee includes: Electricity, Water and Sewer. Building exterior was freshly painted in 2019 and all new rear facing windows were installed. Pet friendly building! Located minutes to downtown Honolulu, Punahou/Maryknoll Schools, University of Hawaii, Waikiki, Kakaako and Ala Moana. Minutes from major bus lines and Biki station! Clean and move-in ready!

24. 2022-08-16
    listed $303,000 Active 825-char remark

    Show marketing remark (825 chars)

    Pet-friendly, high floor, 1 bedroom 1 bathroom FEE SIMPLE condo unit in Makiki! Punahou Hale (currently a condominium) was previously a COOP under the name of Oahuan Tower. Unit was recently renovated with vinyl flooring and interior paint. Building amenities include community laundry, additional exterior storage on the same floor, secured entry and on-site resident manager! Owners may rent a parking stall for $120/month (on first come first served basis). Maintenance fee includes: Electricity, Water and Sewer. Building exterior was freshly painted in 2019 and all new rear facing windows were installed. Pet friendly building! Located minutes to downtown Honolulu, Punahou/Maryknoll Schools, University of Hawaii, Waikiki, Kakaako and Ala Moana. Minutes from major bus lines and Biki station! Clean and move-in ready!

25. 1993-02-03
    soldstatus $804,665

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $32,550
• − Mortgage interest: −$16,244
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,604
• − Management: −$2,604
• − HOA: −$6,912
• − Depreciation: −$8,436
• Taxable loss: −$10,051
• Est. tax savings @ 24.0%: +$2,412
• After-tax cash flow: $-2,835/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): 43,747
• Household income: $95,947
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 2139.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Asian 48% White 21% Two or more races 20% Pacific Islander 7% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Russian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 20% · South Korea, China, Vietnam
• Languages at home: 73% English-only · Other Asian/Pacific 11% Chinese 4% Korean 3%

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: ▲ 2.71%
• Current HPI: 273.9456
• Rent YoY: ▲ 5.35%
• Metro: Urban Honolulu, HI
• State GDP YoY: —
• F500 in state: 0

Price history

-64.0% since first listed

10 events — show timeline

• 2026-02-02 Price Changed $289,999 HiCentral MLS
• 2025-10-11 Price Changed $293,000 HiCentral MLS
• 2025-09-26 Price Changed $295,000 HiCentral MLS
• 2025-09-09 Price Changed $300,000 HiCentral MLS
• 2025-08-19 Price Changed $303,000 HiCentral MLS
• 2025-07-03 Price Changed $305,000 HiCentral MLS
• 2025-05-27 Listed $315,000 HiCentral MLS
• 2022-11-02 Sold (MLS) $290,000 HiCentral MLS
• 2022-08-16 Listed $303,000 HiCentral MLS
• 1993-02-03 Sold (Public Records) $804,665 Public Records