2069 California Ave Unit 19D · Wahiawa, HI 96786

$85,000

2 bd · 1.0 ba · 782 sqft · Condo public records · 86 Days on market

Built 1986 $649/mo HOA · 29% of rent ↓ 12% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LeaseHold Property. Affordable, yet luxurious Wahiawa Heights, Hidden Valley Estates, corner unit that backs up to preservation land. Remodeled in 2022, updated with new vinyl flooring and lush carpet throughout. Enjoy cooking in the gorgeous Chef's kitchen, features butcher block counter tops and stylish open shelving. Use it as a rental or call it home! Vacant, easy to see. Pet friendly area (verify). Parking stalls (2) 251/264. Lessor not willing to sell the fee at this time. Kindly use Briar Nakamoto, TG Mililani.

Key facts

• $649 HOA
• 2 parking spots
• Built 1986

Tags

• KITCHEN AND BATHROOM RENOVATED
• PRIVATE ENCLOSED PATIO
• SURROUNDED BY MATURE TREES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#18 in HI) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: housing C-, amenities F, cost of living 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.
• Market conditions: Rents rising fast (+7.8%/yr); 37 active listings in the ZIP; solid renter incomes; 1,638 units permitted in Honolulu County in 2024 (793 in 5+ unit buildings).
• This rent runs 32% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Honolulu County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $66k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 2.65% ✓
• Cap rate: 14.23%
• Cash-on-cash: 28.33%
• DSCR: 2.26
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.83% rent growth · sell at horizon

5-year hold

• IRR: 30.9%
• Equity multiple: 2.43×
• Total profit: $33,928
• Equity at exit: $12,674

10-year hold

• IRR: 41.9%
• Equity multiple: 6.44×
• Total profit: $129,439
• Equity at exit: $7,349

Cash invested: $23,800 (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 96786

• Rents YoY: 7.8%
• Active inventory: 37
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,254 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$88 /mo · $1,060/yr
• Insurance: −$35
• HOA: −$649
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $562

Break-even live

Break-even rent $1,542

Max offer price $85,000

Occupancy floor 70%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $649 · $7,788/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-04-08
   status Pending
2. 2026-03-30
   historical Active Under Contract
3. 2026-03-23
   price $85,000
4. 2026-02-24
   price $100,000
5. 2026-01-30
   price $110,000
6. 2026-01-12
   listed $151,000 Active
7. 2022-10-05
   soldstatus $149,000 Sold 523-char remark

   Show marketing remark (523 chars)

   LeaseHold Property. Affordable, yet luxurious Wahiawa Heights, Hidden Valley Estates, corner unit that backs up to preservation land. Remodeled in 2022, updated with new vinyl flooring and lush carpet throughout. Enjoy cooking in the gorgeous Chef's kitchen, features butcher block counter tops and stylish open shelving. Use it as a rental or call it home! Vacant, easy to see. Pet friendly area (verify). Parking stalls (2) 251/264. Lessor not willing to sell the fee at this time. Kindly use Briar Nakamoto, TG Mililani.

8. 2022-09-30
   historical 523-char remark

   Show marketing remark (523 chars)

   LeaseHold Property. Affordable, yet luxurious Wahiawa Heights, Hidden Valley Estates, corner unit that backs up to preservation land. Remodeled in 2022, updated with new vinyl flooring and lush carpet throughout. Enjoy cooking in the gorgeous Chef's kitchen, features butcher block counter tops and stylish open shelving. Use it as a rental or call it home! Vacant, easy to see. Pet friendly area (verify). Parking stalls (2) 251/264. Lessor not willing to sell the fee at this time. Kindly use Briar Nakamoto, TG Mililani.

9. 2022-06-27
   listed $149,000 Active 523-char remark

   Show marketing remark (523 chars)

   LeaseHold Property. Affordable, yet luxurious Wahiawa Heights, Hidden Valley Estates, corner unit that backs up to preservation land. Remodeled in 2022, updated with new vinyl flooring and lush carpet throughout. Enjoy cooking in the gorgeous Chef's kitchen, features butcher block counter tops and stylish open shelving. Use it as a rental or call it home! Vacant, easy to see. Pet friendly area (verify). Parking stalls (2) 251/264. Lessor not willing to sell the fee at this time. Kindly use Briar Nakamoto, TG Mililani.

10. 1997-12-26
    soldstatus $47,500 168-char remark

    Show marketing remark (168 chars)

    SHORT SALE-SUBJECT TO LENDER APPROVAL-WELL MAINTAINED GROUND FLR. UNIT LOCATED IN QUIET AREA NEXT TO SCHOOL-EASY TO SHOW-CALL 625-7788 TO SHOW

11. 1997-12-26
    soldstatus $47,500

    Show marketing remark (168 chars)

    SHORT SALE-SUBJECT TO LENDER APPROVAL-WELL MAINTAINED GROUND FLR. UNIT LOCATED IN QUIET AREA NEXT TO SCHOOL-EASY TO SHOW-CALL 625-7788 TO SHOW

12. 1997-11-04
    historical 168-char remark

    Show marketing remark (168 chars)

    SHORT SALE-SUBJECT TO LENDER APPROVAL-WELL MAINTAINED GROUND FLR. UNIT LOCATED IN QUIET AREA NEXT TO SCHOOL-EASY TO SHOW-CALL 625-7788 TO SHOW

13. 1997-03-24
    listed $59,000 168-char remark

    Show marketing remark (168 chars)

    SHORT SALE-SUBJECT TO LENDER APPROVAL-WELL MAINTAINED GROUND FLR. UNIT LOCATED IN QUIET AREA NEXT TO SCHOOL-EASY TO SHOW-CALL 625-7788 TO SHOW

14. 1993-08-04
    soldstatus $142,000
15. 1987-04-16
    soldstatus $86,000
16. 1986-05-01
    soldstatus $96,704

ⓘ 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: $1,060 · $88/mo
• Projected year-2 tax: $1,060 · $88/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 D · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $27,046
• − Mortgage interest: −$4,761
• − Property taxes: −$1,060
• − Insurance: −$425
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − HOA: −$7,788
• − Depreciation: −$2,473
• Taxable income: $6,211
• Est. tax owed @ 24.0%: −$1,491
• After-tax cash flow: $5,253/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 — Wahiawa

• Score: 72/100
• State rank: #18
• US rank: #6228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wahiawa, HI
• County: Honolulu County · 963,448 people
• City population: 40,658
• Metro: Urban Honolulu, HI
• Population (ZIP): 40,658
• Household income: $85,554
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 3281.0

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 0.83)
• Race & ethnicity: White 27% Asian 25% Two or more races 23% Hispanic / Latino 17% Black 10% Pacific Islander 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6%
• Common ancestry: Russian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 15% · Canada, South Korea, Jamaica
• Languages at home: 76% English-only · Other Asian/Pacific 10% Tagalog/Filipino 5% Spanish 4%

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: ▼ -494.74%
• Current HPI: 436.6298
• Rent YoY: ▲ 7.83%
• Metro: Urban Honolulu, HI
• State GDP YoY: —
• F500 in state: 0

Price history

-12.1% since first listed

16 events — show timeline

• 2026-04-08 Pending — HiCentral MLS
• 2026-03-30 Contingent — HiCentral MLS
• 2026-03-23 Price Changed $85,000 HiCentral MLS
• 2026-02-24 Price Changed $100,000 HiCentral MLS
• 2026-01-30 Price Changed $110,000 HiCentral MLS
• 2026-01-12 Listed $151,000 HiCentral MLS
• 2022-10-05 Sold (MLS) $149,000 HiCentral MLS
• 2022-09-30 Listing Removed — HiCentral MLS
• 2022-06-27 Listed $149,000 HiCentral MLS
• 1997-12-26 Sold (Public Records) $47,500 Public Records
• 1997-12-26 Sold (MLS) $47,500 HiCentral MLS
• 1997-11-04 Listing Removed — HiCentral MLS
• 1997-03-24 Listed $59,000 HiCentral MLS
• 1993-08-04 Sold (Public Records) $142,000 Public Records
• 1987-04-16 Sold (Public Records) $86,000 Public Records
• 1986-05-01 Sold (Public Records) $96,704 Public Records

Property tax history

+4.8%/yr

Latest (2022): $1,060 · +5.1% YoY. Source: county tax records.