18-4670 Palm Tree Dr · Mountain View, HI 96771

$214,500

2 bd · 2.0 ba · 1,672 sqft · SingleFamily public records · 210 Days on market

Built 1983 8,426 sqft lot $128/sqft · 54% below area ↓ 19% since listing

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Why this score? — see what drove the C- 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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Appreciation +5.4/10.0
• 1% rule +4.7/10.0
• 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

* * * PRICE IMPROVEMENT! * * * Excellent opportunity with this large spacious home awaiting its new owners. The opportunities are endless for the right buyer/investor with this one family- owned home built in 1983 that will need some TLC. The home sits on a lovely corner lot and the sale will include the cleared lot adjacent. Sale requires simultaneous purchase of adjacent vacant lot 3-1-8-66-006. The single-family home may not be sold separately. Being sold "AS IS" please include as is disclosure with offers. Please include current POF with offers. 10% EMD required. Cash only offers. Buyers responsible to perform their own due diligence and verify all information in listing.

Key facts

• 8,426 sq ft lot
• Built 1983
• Listed 209 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (2.8% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: health & safety C-, employment D+, 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: Mountain View Elementary School (math 9% / reading 16%, grade F, #175 of 183 statewide, top 96%, 493 students, 78% FRL); Keaau Middle School (math 11% / reading 31%, grade F, #37 of 42 statewide, top 88%, 749 students, 76% FRL); Keaau High School (math 17% / reading 47%, grade F, #34 of 43 statewide, top 79%, 1,046 students, 73% FRL) — zoned schools average 76% FRL vs 39% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 41% district-wide (-19 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: 135 active listings in the ZIP; 982 units permitted in Hawaii County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k 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 $60k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 10, 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 210 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $55k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $188,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.97% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (median comp): $462,718
• List price: $214,500
• Delta: -53.64%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.9%
• Equity multiple: 1.20×
• Total profit: $11,767
• Equity at exit: $70,298

10-year hold

• IRR: 8.6%
• Equity multiple: 2.01×
• Total profit: $60,794
• Equity at exit: $91,196

Cash invested: $60,060 (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: 135
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,085 medium
• Mortgage (P&I): −$1,125
• Tax est. 1.5%: −$268 /mo · $3,218/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $165

Break-even live

Break-even rent $1,876

Max offer price $214,500

Occupancy floor 87%

Sensitivity live

Price	-10% $313	-5% $239	+0% $165	+5% $90	+10% $16
Rent	-10% $0	-5% $82	+0% $165	+5% $247	+10% $329
Rate	-1.0pp $273	-0.5pp $219	base $165	+0.5pp $109	+1.0pp $52

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: $53,625
• Closing costs: $6,435
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-09
   days on market $214,500 Active 210 DOM
2. 2026-06-08
   days on market $214,500 Active 209 DOM
3. 2026-06-07
   days on market $214,500 Active 208 DOM
4. 2026-06-05
   days on market $214,500 Active 205 DOM
5. 2026-06-03
   days on market $214,500 Active 204 DOM
6. 2026-06-02
   days on market $214,500 Active 203 DOM
7. 2026-06-01
   days on market $214,500 Active 202 DOM
8. 2026-05-31
   days on market $214,500 Active 201 DOM
9. 2026-04-08
   status Active 701-char remark

   Show marketing remark (701 chars)

   * * * PRICE IMPROVEMENT! * * * Excellent opportunity with this large spacious home awaiting its new owners. The opportunities are endless for the right buyer/investor with this one family- owned home built in 1983 that will need some TLC. The home sits on a lovely corner lot and the sale will include the cleared lot adjacent. Sale requires simultaneous purchase of adjacent vacant lot 3-1-8-66-006. The single-family home may not be sold separately. Being sold "AS IS" please include as is disclosure with offers. Please include current POF with offers. 10% EMD required. Cash only offers. Buyers responsible to perform their own due diligence and verify all information in listing.

10. 2026-02-10
    historical Active Under Contract 701-char remark

    Show marketing remark (701 chars)

    * * * PRICE IMPROVEMENT! * * * Excellent opportunity with this large spacious home awaiting its new owners. The opportunities are endless for the right buyer/investor with this one family- owned home built in 1983 that will need some TLC. The home sits on a lovely corner lot and the sale will include the cleared lot adjacent. Sale requires simultaneous purchase of adjacent vacant lot 3-1-8-66-006. The single-family home may not be sold separately. Being sold "AS IS" please include as is disclosure with offers. Please include current POF with offers. 10% EMD required. Cash only offers. Buyers responsible to perform their own due diligence and verify all information in listing.

11. 2026-01-27
    status Active 701-char remark

    Show marketing remark (701 chars)

    * * * PRICE IMPROVEMENT! * * * Excellent opportunity with this large spacious home awaiting its new owners. The opportunities are endless for the right buyer/investor with this one family- owned home built in 1983 that will need some TLC. The home sits on a lovely corner lot and the sale will include the cleared lot adjacent. Sale requires simultaneous purchase of adjacent vacant lot 3-1-8-66-006. The single-family home may not be sold separately. Being sold "AS IS" please include as is disclosure with offers. Please include current POF with offers. 10% EMD required. Cash only offers. Buyers responsible to perform their own due diligence and verify all information in listing.

12. 2026-01-27
    price $219,900 701-char remark

    Show marketing remark (701 chars)

    * * * PRICE IMPROVEMENT! * * * Excellent opportunity with this large spacious home awaiting its new owners. The opportunities are endless for the right buyer/investor with this one family- owned home built in 1983 that will need some TLC. The home sits on a lovely corner lot and the sale will include the cleared lot adjacent. Sale requires simultaneous purchase of adjacent vacant lot 3-1-8-66-006. The single-family home may not be sold separately. Being sold "AS IS" please include as is disclosure with offers. Please include current POF with offers. 10% EMD required. Cash only offers. Buyers responsible to perform their own due diligence and verify all information in listing.

13. 2026-01-14
    historical Active Under Contract 701-char remark

    Show marketing remark (701 chars)

    * * * PRICE IMPROVEMENT! * * * Excellent opportunity with this large spacious home awaiting its new owners. The opportunities are endless for the right buyer/investor with this one family- owned home built in 1983 that will need some TLC. The home sits on a lovely corner lot and the sale will include the cleared lot adjacent. Sale requires simultaneous purchase of adjacent vacant lot 3-1-8-66-006. The single-family home may not be sold separately. Being sold "AS IS" please include as is disclosure with offers. Please include current POF with offers. 10% EMD required. Cash only offers. Buyers responsible to perform their own due diligence and verify all information in listing.

14. 2025-12-15
    price $254,900 701-char remark

    Show marketing remark (701 chars)

    * * * PRICE IMPROVEMENT! * * * Excellent opportunity with this large spacious home awaiting its new owners. The opportunities are endless for the right buyer/investor with this one family- owned home built in 1983 that will need some TLC. The home sits on a lovely corner lot and the sale will include the cleared lot adjacent. Sale requires simultaneous purchase of adjacent vacant lot 3-1-8-66-006. The single-family home may not be sold separately. Being sold "AS IS" please include as is disclosure with offers. Please include current POF with offers. 10% EMD required. Cash only offers. Buyers responsible to perform their own due diligence and verify all information in listing.

15. 2025-09-29
    listed $269,900 Active 701-char remark

    Show marketing remark (701 chars)

    * * * PRICE IMPROVEMENT! * * * Excellent opportunity with this large spacious home awaiting its new owners. The opportunities are endless for the right buyer/investor with this one family- owned home built in 1983 that will need some TLC. The home sits on a lovely corner lot and the sale will include the cleared lot adjacent. Sale requires simultaneous purchase of adjacent vacant lot 3-1-8-66-006. The single-family home may not be sold separately. Being sold "AS IS" please include as is disclosure with offers. Please include current POF with offers. 10% EMD required. Cash only offers. Buyers responsible to perform their own due diligence and verify all information in listing.

ⓘ 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: $25,016
• − Mortgage interest: −$12,015
• − Property taxes: −$3,218
• − Insurance: −$1,072
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$6,240
• Taxable loss: −$1,532
• Est. tax savings @ 24.0%: +$368
• After-tax cash flow: $2,342/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

-18.5% since first listed

7 events — show timeline

• 2026-04-08 Relisted — HI Information Service
• 2026-02-10 Contingent — HI Information Service
• 2026-01-27 Relisted — HI Information Service
• 2026-01-27 Price Changed $219,900 HI Information Service
• 2026-01-14 Contingent — HI Information Service
• 2025-12-15 Price Changed $254,900 HI Information Service
• 2025-09-29 Listed $269,900 HI Information Service

Property tax history

+6.4%/yr

Latest (2025): $224 · +12.2% YoY. Source: county tax records.