2481 Kaanapali Pkwy Unit 1070/D · Kaanapali, HI 96761

$129,000

1 bd · 2.0 ba · 905 sqft · Timeshare · 81 Days on market

Built 1976 6.67 ac lot $143/sqft · 18% above area Est $109k · 18% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Peak of whale season! Relax on your lanai all day on the shady side of Tower 2 with a postcard view of Kaanapali Beach. Purchase alongside other intervals currently on the market to own consecutive weeks and spend more time in paradise.

Key facts

• 6.67 acre lot
• Pool
• Built 1976

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath timeshare listed at $129k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#19 in HI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, commute B+; Watch: health & safety 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 (+4.0%/yr); 637 active listings in the ZIP; solid renter incomes; 906 units permitted in Maui County in 2024 (289 in 5+ unit buildings).
• This rent runs 41% of the median local income ($101k/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 $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Maui County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.67% ✓
• Cap rate: 23.33%
• Cash-on-cash: 60.84%
• DSCR: 3.71
• GRM: 3.1

CMA / ARV

• ARV (median comp): $109,091
• List price: $129,000
• Delta: 18.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2481 Kaanapali Pkwy Unit 760 G	0.04mi	1/2.0	905 (0%)	5mo	$96,000	$106	94
2481 Kaanapali Pkwy Unit 157 Z	0.04mi	1/2.0	905 (0%)	15mo	$25,000	$28	86
2481 Kaanapali Pkwy Unit 1259G	0.00mi	1/1.0	901 (-0%)	11mo	$79,000	$88	86
2481 Kaanapali Pkwy Unit 610 Z	0.04mi	1/2.0	905 (0%)	16mo	$75,000	$83	85
2481 Kaanapali Pkwy Unit 901/R	0.00mi	1/2.0	941 (+4%)	12mo	$138,000	$147	84
2481 Kaanapali Pkwy Unit 719 D	0.04mi	1/1.0	901 (-0%)	15mo	$105,000	$117	81

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.97% rent growth · sell at horizon

5-year hold

• IRR: 60.8%
• Equity multiple: 3.75×
• Total profit: $99,170
• Equity at exit: $19,234

10-year hold

• IRR: 65.7%
• Equity multiple: 7.95×
• Total profit: $250,955
• Equity at exit: $11,154

Cash invested: $36,120 (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 96761

• Home prices YoY: -1.9%
• Rents YoY: 4.0%
• Active inventory: 637
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $3,446 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $1,831

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,920	-5% $1,876	+0% $1,831	+5% $1,787	+10% $1,742
Rent	-10% $1,559	-5% $1,695	+0% $1,831	+5% $1,967	+10% $2,103
Rate	-1.0pp $1,896	-0.5pp $1,864	base $1,831	+0.5pp $1,798	+1.0pp $1,764

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $129,000 Active 81 DOM
2. 2026-06-18
   days on market $129,000 Active 78 DOM
3. 2026-06-17
   days on market $129,000 Active 77 DOM
4. 2026-06-16
   days on market $129,000 Active 76 DOM
5. 2026-06-15
   days on market $129,000 Active 75 DOM
6. 2026-06-13
   days on market $129,000 Active 73 DOM
7. 2026-06-13
   days on market $129,000 Active 72 DOM
8. 2026-06-10
   days on market $129,000 Active 70 DOM
9. 2026-06-09
   days on market $129,000 Active 69 DOM
10. 2026-06-08
    days on market $129,000 Active 68 DOM
11. 2026-06-07
    days on market $129,000 Active 67 DOM
12. 2026-06-05
    days on market $129,000 Active 64 DOM
13. 2026-06-03
    days on market $129,000 Active 63 DOM
14. 2026-06-02
    days on market $129,000 Active 62 DOM
15. 2026-06-01
    days on market $129,000 Active 61 DOM
16. 2026-05-31
    days on market $129,000 Active 60 DOM
17. 2026-04-01
    listed $135,000 Active 237-char remark

    Show marketing remark (237 chars)

    Peak of whale season! Relax on your lanai all day on the shady side of Tower 2 with a postcard view of Kaanapali Beach. Purchase alongside other intervals currently on the market to own consecutive weeks and spend more time in paradise.

18. 2026-02-20
    historical
19. 2025-11-26
    listed $135,000 Active
20. 2024-04-11
    soldstatus $125,000
21. 2024-02-21
    listed $125,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $41,356
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$3,309
• − Management: −$3,309
• − Depreciation: −$3,753
• Taxable income: $21,181
• Est. tax owed @ 24.0%: −$5,083
• After-tax cash flow: $16,890/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 — Kaanapali

• Score: 72/100
• State rank: #19
• US rank: #6248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kaanapali, HI
• County: Maui County · 114,195 people
• Metro: Kahului-Wailuku-Lahaina, HI
• Population (ZIP): 20,952
• Household income: $101,123
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 835.0

Population outlook (Maui County) Hauer SSP2

• Today (2025): 185,013 people
• By 2030: 194,315 · +5.0%
• By 2040: 210,917 · +14.0%
• By 2050: 226,396 · +22.4%
• By 2075: 270,475 · +46.2%
• By 2100: 316,825 · +71.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.78)
• Race & ethnicity: White 35% Asian 29% Two or more races 25% Hispanic / Latino 13% Pacific Islander 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Russian 3% Lithuanian 2% Iranian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 74% English-only · Other Asian/Pacific 12% Tagalog/Filipino 6% Spanish 5%

Political lean MEDSL · Maui

• 2024 margin: Strong D (+25.9) · D 61.9% · R 36.0% · Other 2.2%
• 2008→2024 swing: -29.3pp toward R · 2008: 55.2pp · 2024: 25.9pp
• All cycles: 2024: D+25.9 2020: D+35.5 2016: D+38.6 2012: D+50.3 2008: D+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.68%
• Current HPI: 389.2894
• Rent YoY: ▲ 3.97%
• Metro: Kahului-Wailuku-Lahaina, HI
• State GDP YoY: —
• F500 in state: 0

Price history

+8.0% since first listed

5 events — show timeline

• 2026-04-01 Listed $135,000 RAM MLS
• 2026-02-20 Listing Removed — RAM MLS
• 2025-11-26 Listed $135,000 RAM MLS
• 2024-04-11 Sold (MLS) $125,000 RAM MLS
• 2024-02-21 Listed $125,000 RAM MLS