92-2295 Hukilau Dr · Hawaiian Ocean View, HI 96737

$89,000

1 bd · 1.0 ba · 448 sqft · SingleFamily · 152 Days on market

Built 2015 Good condition 1.00 ac lot $199/sqft · 39% below area Est $145k · 39% under ↓ 46% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

Remodeled 2025. Step into your own 1 bedroom sanctuary on a 1 acre corner lot, where off-grid living meets modern comfort. Powered by a 10,000 gallon catchment tank and 3,000 watt solar system, this home gives you independence while embracing the beauty of island life. The expansive lanai offers sweeping ocean views perfect for morning coffee, sunset cocktails, or entertaining friends and family. Ample Lanai space allows for a two bedroom, one bath addition while keeping part of the Lanai. The property has two driveways accessible from Hukilau and Koa. Inside, thoughtful upgrades include fresh paint, luxury vinyl plank flooring, a new sink, gas stove, refrigerator, custom storage, updated plumbing, and a new propane hot water heater. An outdoor washer adds convenience, letting you move in and start living your dream immediately. Experience the ultimate combination of off-grid freedom, modern upgrades, and your personal slice of paradise.

Key facts

• 1 acre corner lot
• 3
• Expansive lanai

Tags

• 1 ACRE CORNER LOT
• 10
• 000 GALLON CATCHMENT TANK
• 3
• 000 WATT SOLAR SYSTEM
• EXPANSIVE LANAI

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 4.2% in Hawaiian Ocean 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 48/100 on livability (#151 in HI) — a working-class tenant base; expect higher turnover. Watch: housing C-, health & safety C-, schools 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: 248 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 ($615 loan paydown + $3k appreciation (3.0% local appreciation)).
• Hawaii County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $26k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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. 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?
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: 2.03% ✓
• Cap rate: 17.25%
• Cash-on-cash: 39.14%
• DSCR: 2.74
• GRM: 4.1

CMA / ARV

• ARV (median comp): $145,091
• List price: $89,000
• Delta: -38.66%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 44.6%
• Equity multiple: 3.51×
• Total profit: $62,510
• Equity at exit: $40,018

10-year hold

• IRR: 44.5%
• Equity multiple: 7.02×
• Total profit: $150,040
• Equity at exit: $61,673

Cash invested: $24,920 (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 96737

• Active inventory: 248
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $813

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 50%

Sensitivity live

Price	-10% $874	-5% $843	+0% $813	+5% $782	+10% $751
Rent	-10% $670	-5% $741	+0% $813	+5% $884	+10% $955
Rate	-1.0pp $858	-0.5pp $835	base $813	+0.5pp $790	+1.0pp $766

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $89,000 Active 152 DOM
2. 2026-06-18
   days on market $89,000 Active 149 DOM
3. 2026-06-17
   days on market $89,000 Active 148 DOM
4. 2026-06-16
   days on market $89,000 Active 147 DOM
5. 2026-06-15
   days on market $89,000 Active 146 DOM
6. 2026-06-13
   days on market $89,000 Active 144 DOM
7. 2026-06-13
   days on market $89,000 Active 143 DOM
8. 2026-06-10
   days on market $89,000 Active 141 DOM
9. 2026-06-09
   days on market $89,000 Active 140 DOM
10. 2026-06-08
    days on market $89,000 Active 139 DOM
11. 2026-06-07
    days on market $89,000 Active 138 DOM
12. 2026-06-05
    pricedays on market $89,000 Active 135 DOM
13. 2026-06-03
    days on market $95,000 Active 134 DOM
14. 2026-06-02
    days on market $95,000 Active 133 DOM
15. 2026-06-01
    days on market $95,000 Active 132 DOM
16. 2026-05-31
    days on market $95,000 Active 131 DOM
17. 2026-05-15
    price $95,000 951-char remark

    Show marketing remark (951 chars)

    Remodeled 2025. Step into your own 1 bedroom sanctuary on a 1 acre corner lot, where off-grid living meets modern comfort. Powered by a 10,000 gallon catchment tank and 3,000 watt solar system, this home gives you independence while embracing the beauty of island life. The expansive lanai offers sweeping ocean views perfect for morning coffee, sunset cocktails, or entertaining friends and family. Ample Lanai space allows for a two bedroom, one bath addition while keeping part of the Lanai. The property has two driveways accessible from Hukilau and Koa. Inside, thoughtful upgrades include fresh paint, luxury vinyl plank flooring, a new sink, gas stove, refrigerator, custom storage, updated plumbing, and a new propane hot water heater. An outdoor washer adds convenience, letting you move in and start living your dream immediately. Experience the ultimate combination of off-grid freedom, modern upgrades, and your personal slice of paradise.

18. 2026-03-21
    price $99,000 951-char remark

    Show marketing remark (951 chars)

    Remodeled 2025. Step into your own 1 bedroom sanctuary on a 1 acre corner lot, where off-grid living meets modern comfort. Powered by a 10,000 gallon catchment tank and 3,000 watt solar system, this home gives you independence while embracing the beauty of island life. The expansive lanai offers sweeping ocean views perfect for morning coffee, sunset cocktails, or entertaining friends and family. Ample Lanai space allows for a two bedroom, one bath addition while keeping part of the Lanai. The property has two driveways accessible from Hukilau and Koa. Inside, thoughtful upgrades include fresh paint, luxury vinyl plank flooring, a new sink, gas stove, refrigerator, custom storage, updated plumbing, and a new propane hot water heater. An outdoor washer adds convenience, letting you move in and start living your dream immediately. Experience the ultimate combination of off-grid freedom, modern upgrades, and your personal slice of paradise.

19. 2026-03-11
    price $105,000 951-char remark

    Show marketing remark (951 chars)

    Remodeled 2025. Step into your own 1 bedroom sanctuary on a 1 acre corner lot, where off-grid living meets modern comfort. Powered by a 10,000 gallon catchment tank and 3,000 watt solar system, this home gives you independence while embracing the beauty of island life. The expansive lanai offers sweeping ocean views perfect for morning coffee, sunset cocktails, or entertaining friends and family. Ample Lanai space allows for a two bedroom, one bath addition while keeping part of the Lanai. The property has two driveways accessible from Hukilau and Koa. Inside, thoughtful upgrades include fresh paint, luxury vinyl plank flooring, a new sink, gas stove, refrigerator, custom storage, updated plumbing, and a new propane hot water heater. An outdoor washer adds convenience, letting you move in and start living your dream immediately. Experience the ultimate combination of off-grid freedom, modern upgrades, and your personal slice of paradise.

20. 2026-01-09
    listed $115,000 Active 951-char remark

    Show marketing remark (951 chars)

    Remodeled 2025. Step into your own 1 bedroom sanctuary on a 1 acre corner lot, where off-grid living meets modern comfort. Powered by a 10,000 gallon catchment tank and 3,000 watt solar system, this home gives you independence while embracing the beauty of island life. The expansive lanai offers sweeping ocean views perfect for morning coffee, sunset cocktails, or entertaining friends and family. Ample Lanai space allows for a two bedroom, one bath addition while keeping part of the Lanai. The property has two driveways accessible from Hukilau and Koa. Inside, thoughtful upgrades include fresh paint, luxury vinyl plank flooring, a new sink, gas stove, refrigerator, custom storage, updated plumbing, and a new propane hot water heater. An outdoor washer adds convenience, letting you move in and start living your dream immediately. Experience the ultimate combination of off-grid freedom, modern upgrades, and your personal slice of paradise.

21. 2025-12-05
    historical
22. 2025-10-13
    listed $132,000 Active
23. 2025-04-23
    historical
24. 2025-04-06
    price $125,000
25. 2024-12-17
    listed $130,000 Active
26. 2023-06-14
    soldstatus $89,000 Sold
27. 2023-05-29
    historical Contingent
28. 2023-05-14
    price $89,000
29. 2023-03-10
    listed $99,000 Active
30. 2023-03-08
    soldstatus $55,000 Sold
31. 2022-12-01
    price $129,000
32. 2022-08-21
    price $149,000
33. 2022-07-04
    listed $175,000 Active

ⓘ 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: $21,688
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$2,589
• Taxable income: $8,863
• Est. tax owed @ 24.0%: −$2,127
• After-tax cash flow: $7,625/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This remodeled single-family home on a 1-acre corner lot offers modern comfort and off-grid living, with a spacious lanai and fresh paint throughout. Potential for expansion and landscaping improvements to further enhance its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers
• Both Addition of a second bedroom and bathroom — Expands living space and increases potential for higher rental rates

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers ↑
• Both Addition of a second bedroom and bathroom — Expands living space and increases potential for higher rental rates ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 Ocean View

• Score: 48/100
• State rank: #151
• US rank: #26127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawaiian Ocean View, HI
• City population: 3,781
• Population (ZIP): 3,781

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 0.81)
• Race & ethnicity: Two or more races 42% White 39% Hispanic / Latino 16% Asian 6% Pacific Islander 6% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 10%
• Common ancestry: Portuguese 5% Scotch-Irish 4% Hispanic 4%
• Foreign-born: 6% · Canada
• Languages at home: 75% English-only · Other Asian/Pacific 10% Spanish 3% Russian/Polish/Slavic 2%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-45.7% since first listed

17 events — show timeline

• 2026-05-15 Price Changed $95,000 HI Information Service
• 2026-03-21 Price Changed $99,000 HI Information Service
• 2026-03-11 Price Changed $105,000 HI Information Service
• 2026-01-09 Listed $115,000 HI Information Service
• 2025-12-05 Listing Removed — HI Information Service
• 2025-10-13 Listed $132,000 HI Information Service
• 2025-04-23 Listing Removed — HI Information Service
• 2025-04-06 Price Changed $125,000 HI Information Service
• 2024-12-17 Listed $130,000 HI Information Service
• 2023-06-14 Sold (MLS) $89,000 HI Information Service
• 2023-05-29 Contingent — HI Information Service
• 2023-05-14 Price Changed $89,000 HI Information Service
• 2023-03-10 Listed $99,000 HI Information Service
• 2023-03-08 Sold (MLS) $55,000 HI Information Service
• 2022-12-01 Price Changed $129,000 HI Information Service
• 2022-08-21 Price Changed $149,000 HI Information Service
• 2022-07-04 Listed $175,000 HI Information Service