13-1356 Pueo St · Leilani Estates, HI 96778

$299,000

3 bd · 1.0 ba · 1,152 sqft · Other public records · 139 Days on market

Built 1982 1.00 ac lot

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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).

• Cash flow +12.5/30.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• Livability +2.6/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller! Seller financing available! This refreshed 3-bedroom, 2-bathroom home is priced to sell and situated on a full acre in the desirable Leilani Estates subdivision. Located on an unpaved road with no HOA, this property offers privacy, flexibility, and the freedom to enjoy island living your way. The home features a functional, comfortable layout with a fresh coat of paint both inside and out, creating a clean and move-in-ready feel. The spacious lot provides ample room for gardening, outdoor living, future expansion, or simply enjoying the surrounding natural beauty that Leilani Estates is known for. Conveniently located just a short drive from Pāhoa town, residents can enjoy easy access to shopping, dining, schools, and other local amenities while still benefiting from a peaceful, rural setting. Property is located in Lava Zone 1. County records may differ from the actual bathroom count. Buyer and Buyer’s Agent to perform their own due diligence regarding any information they deem relevant to their offer and purchase decision.

Key facts

• Fresh coat of paint
• Future expansion
• Spacious lot

Tags

• FULL ACRE
• FUNCTIONAL LAYOUT
• FRESH COAT OF PAINT
• SPACIOUS LOT
• OUTDOOR LIVING
• FUTURE EXPANSION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $299k.

Deal economics

• At list price, monthly cash flow is $-42 ($-508/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (25.3% below list).
• Recommended offer: $223k (25.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#144 in HI) — a working-class tenant base; expect higher turnover. Strengths: crime A+; 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: Keonepoko Elementary School (math 8% / reading 24%, grade F, #169 of 183 statewide, top 93%, 562 students, 75% FRL); Pahoa High & Intermediate School (math 17% / reading 42%, grade F, #35 of 43 statewide, top 86%, 723 students, 74% FRL) — zoned schools average 75% FRL vs 39% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 41% district-wide (-18 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: 388 active listings in the ZIP; 982 units permitted in Hawaii County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Hawaii County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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.
• Current owner paid $90k; list at $299k implies a 232% gain — meaningful room to come down on a strong offer.

Recommended offer $223,254 (25.3% 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 139 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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: 0.75% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-51,272
• Equity at exit: $44,582

10-year hold

• IRR: -9.5%
• Equity multiple: 0.42×
• Total profit: $-48,630
• Equity at exit: $25,852

Cash invested: $83,720 (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 96778

• Home prices YoY: -15.3%
• Active inventory: 388
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,233 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$113 /mo · $1,361/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-42

Break-even live

Break-even rent $2,286

Max offer price $291,525

Occupancy floor 97%

Sensitivity live

Price	-10% $127	-5% $42	+0% $-42	+5% $-127	+10% $-212
Rent	-10% $-219	-5% $-130	+0% $-42	+5% $46	+10% $134
Rate	-1.0pp $108	-0.5pp $34	base $-42	+0.5pp $-120	+1.0pp $-199

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-09
   days on market $299,000 Active 139 DOM
2. 2026-06-08
   days on market $299,000 Active 138 DOM
3. 2026-06-07
   days on market $299,000 Active 137 DOM
4. 2026-06-05
   days on market $299,000 Active 134 DOM
5. 2026-06-03
   days on market $299,000 Active 133 DOM
6. 2026-06-02
   days on market $299,000 Active 132 DOM
7. 2026-06-01
   days on market $299,000 Active 131 DOM
8. 2026-05-31
   days on market $299,000 Active 130 DOM
9. 2026-04-23
   status Active 1067-char remark

   Show marketing remark (1067 chars)

   Motivated Seller! Seller financing available! This refreshed 3-bedroom, 2-bathroom home is priced to sell and situated on a full acre in the desirable Leilani Estates subdivision. Located on an unpaved road with no HOA, this property offers privacy, flexibility, and the freedom to enjoy island living your way. The home features a functional, comfortable layout with a fresh coat of paint both inside and out, creating a clean and move-in-ready feel. The spacious lot provides ample room for gardening, outdoor living, future expansion, or simply enjoying the surrounding natural beauty that Leilani Estates is known for. Conveniently located just a short drive from Pāhoa town, residents can enjoy easy access to shopping, dining, schools, and other local amenities while still benefiting from a peaceful, rural setting. Property is located in Lava Zone 1. County records may differ from the actual bathroom count. Buyer and Buyer’s Agent to perform their own due diligence regarding any information they deem relevant to their offer and purchase decision.

10. 2026-04-16
    historical 1067-char remark

    Show marketing remark (1067 chars)

    Motivated Seller! Seller financing available! This refreshed 3-bedroom, 2-bathroom home is priced to sell and situated on a full acre in the desirable Leilani Estates subdivision. Located on an unpaved road with no HOA, this property offers privacy, flexibility, and the freedom to enjoy island living your way. The home features a functional, comfortable layout with a fresh coat of paint both inside and out, creating a clean and move-in-ready feel. The spacious lot provides ample room for gardening, outdoor living, future expansion, or simply enjoying the surrounding natural beauty that Leilani Estates is known for. Conveniently located just a short drive from Pāhoa town, residents can enjoy easy access to shopping, dining, schools, and other local amenities while still benefiting from a peaceful, rural setting. Property is located in Lava Zone 1. County records may differ from the actual bathroom count. Buyer and Buyer’s Agent to perform their own due diligence regarding any information they deem relevant to their offer and purchase decision.

11. 2026-01-15
    listed $299,000 Active 1067-char remark

    Show marketing remark (1067 chars)

    Motivated Seller! Seller financing available! This refreshed 3-bedroom, 2-bathroom home is priced to sell and situated on a full acre in the desirable Leilani Estates subdivision. Located on an unpaved road with no HOA, this property offers privacy, flexibility, and the freedom to enjoy island living your way. The home features a functional, comfortable layout with a fresh coat of paint both inside and out, creating a clean and move-in-ready feel. The spacious lot provides ample room for gardening, outdoor living, future expansion, or simply enjoying the surrounding natural beauty that Leilani Estates is known for. Conveniently located just a short drive from Pāhoa town, residents can enjoy easy access to shopping, dining, schools, and other local amenities while still benefiting from a peaceful, rural setting. Property is located in Lava Zone 1. County records may differ from the actual bathroom count. Buyer and Buyer’s Agent to perform their own due diligence regarding any information they deem relevant to their offer and purchase decision.

12. 2024-12-26
    historical
13. 2024-08-17
    price $331,999
14. 2024-07-12
    price $336,999
15. 2024-04-28
    price $341,999
16. 2024-03-28
    price $348,999
17. 2024-03-08
    price $349,000
18. 2024-02-02
    listed $350,000 Active
19. 2017-05-25
    soldstatus $90,000
20. 2017-02-14
    historical
21. 2016-10-28
    price $124,000
22. 2016-09-09
    price $129,000
23. 2016-07-06
    listed $139,000 Active
24. 1992-03-20
    soldstatus $46,663
25. 1991-04-08
    soldstatus $46,663
26. 1990-08-03
    soldstatus $34,300
27. 1985-12-01
    soldstatus $40,000
28. 1985-11-29
    soldstatus $40,000
29. 1982-02-01
    soldstatus $29,900
30. 1979-06-01
    soldstatus $7,000

ⓘ 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: $1,361 · $113/mo
• Projected year-2 tax: $1,361 · $113/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 X (unshaded) · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $26,790
• − Mortgage interest: −$16,749
• − Property taxes: −$1,361
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,143
• − Management: −$2,143
• − Depreciation: −$8,698
• Taxable loss: −$5,799
• Est. tax savings @ 24.0%: +$1,392
• After-tax cash flow: $884/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 — Leilani Estates

• Score: 52/100
• State rank: #144
• US rank: #24982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leilani Estates, HI
• Population (ZIP): 14,225

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 0.82)
• Race & ethnicity: White 37% Two or more races 30% Hispanic / Latino 15% Pacific Islander 15% Asian 12%
• Hispanic origin (detail): Mexican 4% Puerto Rican 9%
• Common ancestry: Russian 7% Italian 3% Romanian 3%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 77% English-only · Other Asian/Pacific 11% Tagalog/Filipino 1% Russian/Polish/Slavic 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: ▼ -31.52%
• Current HPI: 173.8168
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+4171.4% since first listed

22 events — show timeline

• 2026-04-23 Relisted — HI Information Service
• 2026-04-16 Listing Removed — HI Information Service
• 2026-01-15 Listed $299,000 HI Information Service
• 2024-12-26 Listing Removed — HI Information Service
• 2024-08-17 Price Changed $331,999 HI Information Service
• 2024-07-12 Price Changed $336,999 HI Information Service
• 2024-04-28 Price Changed $341,999 HI Information Service
• 2024-03-28 Price Changed $348,999 HI Information Service
• 2024-03-08 Price Changed $349,000 HI Information Service
• 2024-02-02 Listed $350,000 HI Information Service
• 2017-05-25 Sold (Public Records) $90,000 Public Records
• 2017-02-14 Listing Removed — HI Information Service
• 2016-10-28 Price Changed $124,000 HI Information Service
• 2016-09-09 Price Changed $129,000 HI Information Service
• 2016-07-06 Listed $139,000 HI Information Service
• 1992-03-20 Sold (Public Records) $46,663 Public Records
• 1991-04-08 Sold (Public Records) $46,663 Public Records
• 1990-08-03 Sold (Public Records) $34,300 Public Records
• 1985-12-01 Sold (Public Records) $40,000 Public Records
• 1985-11-29 Sold (Public Records) $40,000 Public Records
• 1982-02-01 Sold (Public Records) $29,900 Public Records
• 1979-06-01 Sold (Public Records) $7,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,361 · -29.5% YoY. Source: county tax records.