18-1248 Thorne St · Mountain View, HI 96771

$285,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 80 Days on market

Built 2007 8,100 sqft lot $270/sqft · 15% below area Est $334k · 15% under

---

Why this score? — see what drove the B 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 +25.5/30.0
• ARV discount +14.1/15.0
• DSCR +8.5/10.0
• 1% rule +5.5/10.0
• Appreciation +5.4/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Just remodeled 3 bed 2 bath home in Mt View. Conveniently located near Stainback highway for easy hop and a skip to Hilo. This property is fully fenced, no neighbors on either side. Inside the home is an open floorplan featuring new vinyl flooring, cabinets, countertops, appliances, fixtures and more.

Key facts

• 8,100 sq ft lot
• Built 2007
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $268k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.1% in Mountain 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 58/100 on livability (#108 in HI) — a working-class tenant base; expect higher turnover. Strengths: crime A-, housing B; Watch: schools C-, health & safety C-, employment 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: 129 active listings in the ZIP; 1 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 $4k of equity ($2k loan paydown + $2k appreciation (0.7% local appreciation)).
• Hawaii County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $80k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, 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 80 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $45k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $190k; list at $285k implies a 50% gain — meaningful room to come down on a strong offer.

Recommended offer $267,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.02%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

• ARV (median comp): $333,978
• List price: $285,000
• Delta: -14.67%
• Verdict: UNDERPRICED
• Comps: 11 within 2.0 mi

Projected returns pro-forma

0.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.55×
• Total profit: $44,006
• Equity at exit: $93,403

10-year hold

• IRR: 15.0%
• Equity multiple: 2.77×
• Total profit: $141,568
• Equity at exit: $121,169

Cash invested: $79,800 (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 96771

• Home prices YoY: 0.4%
• Active inventory: 129
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $667

Break-even live

Break-even rent $2,156

Max offer price $285,000

Occupancy floor 73%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18-7856 N Lauko Rd Mountain View, HI	3.0	2.0	1176	$3,000	$2.55	43d	1	1.25mi

Listing history 29 events

1. 2026-06-18
   days on market $285,000 Active 80 DOM
2. 2026-06-17
   days on market $285,000 Active 79 DOM
3. 2026-06-16
   days on market $285,000 Active 78 DOM
4. 2026-06-15
   days on market $285,000 Active 77 DOM
5. 2026-06-13
   days on market $285,000 Active 75 DOM
6. 2026-06-13
   days on market $285,000 Active 74 DOM
7. 2026-06-10
   days on market $285,000 Active 72 DOM
8. 2026-06-09
   days on market $285,000 Active 71 DOM
9. 2026-06-08
   days on market $285,000 Active 70 DOM
10. 2026-06-07
    days on market $285,000 Active 69 DOM
11. 2026-06-05
    days on market $285,000 Active 66 DOM
12. 2026-06-03
    days on market $285,000 Active 65 DOM
13. 2026-06-02
    days on market $285,000 Active 64 DOM
14. 2026-06-01
    days on market $285,000 Active 63 DOM
15. 2026-05-31
    days on market $285,000 Active 62 DOM
16. 2026-05-11
    price $285,000 302-char remark

    Show marketing remark (302 chars)

    Just remodeled 3 bed 2 bath home in Mt View. Conveniently located near Stainback highway for easy hop and a skip to Hilo. This property is fully fenced, no neighbors on either side. Inside the home is an open floorplan featuring new vinyl flooring, cabinets, countertops, appliances, fixtures and more.

17. 2026-04-20
    price $299,999 302-char remark

    Show marketing remark (302 chars)

    Just remodeled 3 bed 2 bath home in Mt View. Conveniently located near Stainback highway for easy hop and a skip to Hilo. This property is fully fenced, no neighbors on either side. Inside the home is an open floorplan featuring new vinyl flooring, cabinets, countertops, appliances, fixtures and more.

18. 2026-04-07
    price $310,000 302-char remark

    Show marketing remark (302 chars)

    Just remodeled 3 bed 2 bath home in Mt View. Conveniently located near Stainback highway for easy hop and a skip to Hilo. This property is fully fenced, no neighbors on either side. Inside the home is an open floorplan featuring new vinyl flooring, cabinets, countertops, appliances, fixtures and more.

19. 2026-03-30
    listed $330,000 Active 302-char remark

    Show marketing remark (302 chars)

    Just remodeled 3 bed 2 bath home in Mt View. Conveniently located near Stainback highway for easy hop and a skip to Hilo. This property is fully fenced, no neighbors on either side. Inside the home is an open floorplan featuring new vinyl flooring, cabinets, countertops, appliances, fixtures and more.

20. 2025-04-29
    soldstatus $190,000 Closed 102-char remark

    Show marketing remark (102 chars)

    Great purchase for first time home buyer or investor looking for a simple 3 bedroom / 2 bathroom home.

21. 2025-04-29
    soldstatus $190,000

    Show marketing remark (102 chars)

    Great purchase for first time home buyer or investor looking for a simple 3 bedroom / 2 bathroom home.

22. 2025-03-03
    historical Active Under Contract 102-char remark

    Show marketing remark (102 chars)

    Great purchase for first time home buyer or investor looking for a simple 3 bedroom / 2 bathroom home.

23. 2025-02-23
    price $225,000 102-char remark

    Show marketing remark (102 chars)

    Great purchase for first time home buyer or investor looking for a simple 3 bedroom / 2 bathroom home.

24. 2025-01-04
    price $240,000 102-char remark

    Show marketing remark (102 chars)

    Great purchase for first time home buyer or investor looking for a simple 3 bedroom / 2 bathroom home.

25. 2024-11-28
    listed $260,000 Active 102-char remark

    Show marketing remark (102 chars)

    Great purchase for first time home buyer or investor looking for a simple 3 bedroom / 2 bathroom home.

26. 2023-12-23
    historical
27. 2023-11-02
    listed $285,000 Active
28. 2011-07-13
    listed $139,000
29. 2005-11-08
    soldstatus $17,500

ⓘ 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: $1,082 · $90/mo
• Projected year-2 tax: $1,082 · $90/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: $36,000
• − Mortgage interest: −$15,964
• − Property taxes: −$1,082
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$8,291
• Taxable income: $3,478
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $7,164/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 — Mountain View

• Score: 58/100
• State rank: #108
• US rank: #21196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain View, HI
• City population: 7,736
• Population (ZIP): 7,736

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 0.87)
• Race & ethnicity: Two or more races 41% White 33% Pacific Islander 16% Hispanic / Latino 14% Asian 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Russian 10% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Other Asian/Pacific 7% Spanish 1% German/W. Germanic 1%

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: ▲ 0.74%
• Current HPI: 169.8292
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1528.6% since first listed

14 events — show timeline

• 2026-05-11 Price Changed $285,000 HI Information Service
• 2026-04-20 Price Changed $299,999 HI Information Service
• 2026-04-07 Price Changed $310,000 HI Information Service
• 2026-03-30 Listed $330,000 HI Information Service
• 2025-04-29 Sold (Public Records) $190,000 Public Records
• 2025-04-29 Sold (MLS) $190,000 HI Information Service
• 2025-03-03 Contingent — HI Information Service
• 2025-02-23 Price Changed $225,000 HI Information Service
• 2025-01-04 Price Changed $240,000 HI Information Service
• 2024-11-28 Listed $260,000 HI Information Service
• 2023-12-23 Listing Removed — HI Information Service
• 2023-11-02 Listed $285,000 HI Information Service
• 2011-07-13 Listed $139,000 HI Information Service
• 2005-11-08 Sold (Public Records) $17,500 Public Records

Property tax history

+9.4%/yr

Latest (2025): $1,082 · +3.4% YoY. Source: county tax records.