16-1078 IO Kea Rd · Hawaiian Acres, HI 96760

$295,000

4 bd · 2.0 ba · 1,456 sqft · SingleFamily · 55 Days on market

Built 1990 3.00 ac lot $203/sqft · 33% below area Est $443k · 33% under

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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 +15.0/15.0
• Cash flow +6.6/30.0
• Appreciation +6.5/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0

Listing remarks

Off-Grid, Tropical Sanctuary, well suited for an eco village, family or group of friends to share and enjoy the fruits of the labor the sellers have built. Property features 3 acres of food forest mixed with native ohia trees, driveways and trails to various structures with gardens throughout. Several structures to choose from for work/home/office, artist's studio, rentals, family/friends visiting, woofers, hosted b & b or farm. There is an approx 400 sq ft. custom designed, octogon home complete with full kitchen, cedar walls, whimsical outdoor bathroom with lava rock wall and sustainable compost toilet. Comes with a 12 x 20 cabin/shed near the octogon home as well. Other structures in

Key facts

• 3 acre lot
• Built 1990
• Listed 55 days

Property features AI

Finance

• Other: Not used as a short-term vacation rental
• Financial info: Property assessed value available

Exterior

• Utilities: Catchment water; Photovoltaic power system; Cable available; Electricity available; Phone available; Internet: Cable and wireless; Solid waste removal by private contractor
• Home design: Fee simple ownership; Zoned A-3A; Lava zone 3
• Exterior features: Wooded lot; Private, unpaved roads

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom; 1 one-quarter bathroom; 1 total bathroom
• Interior features: Unpermitted improvements noted

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-545 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (26.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (33.1% below list).
• Recommended offer: $197k (33.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#123 in HI) — a working-class tenant base; expect higher turnover. Strengths: crime A, housing B; Watch: health & safety C-, amenities F, commute 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: 95 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 $11k of equity ($2k loan paydown + $9k appreciation (3.1% local appreciation)).
• Hawaii County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,487 (33.1% 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 55 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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 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: 0.67% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.95%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (median comp): $443,206
• List price: $295,000
• Delta: -33.44%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

3.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,299
• Equity at exit: $134,137

10-year hold

• IRR: 4.3%
• Equity multiple: 1.67×
• Total profit: $55,240
• Equity at exit: $207,888

Cash invested: $82,600 (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 96760

• Home prices YoY: 2.0%
• Active inventory: 95
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-545

Break-even live

Break-even rent $2,665

Max offer price $216,139

Occupancy floor —

Sensitivity live

Price	-10% $-341	-5% $-443	+0% $-545	+5% $-647	+10% $-749
Rent	-10% $-701	-5% $-623	+0% $-545	+5% $-467	+10% $-389
Rate	-1.0pp $-396	-0.5pp $-470	base $-545	+0.5pp $-621	+1.0pp $-699

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $295,000 Active 55 DOM
2. 2026-06-18
   days on market $295,000 Active 52 DOM
3. 2026-06-17
   days on market $295,000 Active 51 DOM
4. 2026-06-16
   days on market $295,000 Active 50 DOM
5. 2026-06-15
   days on market $295,000 Active 49 DOM
6. 2026-06-13
   days on market $295,000 Active 47 DOM
7. 2026-06-13
   days on market $295,000 Active 46 DOM
8. 2026-06-10
   days on market $295,000 Active 44 DOM
9. 2026-06-09
   days on market $295,000 Active 43 DOM
10. 2026-06-08
    days on market $295,000 Active 42 DOM
11. 2026-06-07
    days on market $295,000 Active 41 DOM
12. 2026-06-05
    days on market $295,000 Active 38 DOM
13. 2026-06-03
    days on market $295,000 Active 37 DOM
14. 2026-06-02
    days on market $295,000 Active 36 DOM
15. 2026-06-01
    days on market $295,000 Active 35 DOM
16. 2026-05-31
    days on market $295,000 Active 34 DOM
17. 2026-04-27
    listed $295,000 Active 1915-char remark

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $23,698
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$2,272
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$8,582
• Taxable loss: −$11,897
• Est. tax savings @ 24.0%: +$2,855
• After-tax cash flow: $-3,685/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 — Hawaiian Acres

• Score: 56/100
• State rank: #123
• US rank: #22718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawaiian Acres, HI
• City population: 4,144
• Population (ZIP): 4,144

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 0.85)
• Race & ethnicity: Two or more races 45% Hispanic / Latino 24% Asian 22% White 20% Pacific Islander 6%
• Hispanic origin (detail): Mexican 7% Puerto Rican 13%
• Common ancestry: Iranian 11% Russian 9% Italian 7%
• Foreign-born: 14% · China
• Languages at home: 73% English-only · Other Asian/Pacific 11% German/W. Germanic 6% Tagalog/Filipino 3%

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: ▲ 3.09%
• Current HPI: 154.499
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-27 Listed $295,000 HI Information Service