14-806 Nanawale Cir · Nanawale Estates, HI 96778

$249,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 49 Days on market

Built 1972 8,222 sqft lot $202/sqft · 49% above area Est $249k · at est.

---

Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.4/15.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located at the top of Nanawale Estates Subdivision is this 3 bedroom 2.5 bath home with a small 1 bedroom cottage. The home is on county water, located minutes from Pahoa town and in close proximity to the Nanawale Community Center and Pool.

Key facts

• Recent upgrades
• Fresh paint
• Two dwellings

Tags

• TWO DWELLINGS
• CORNER LOT
• RECENT UPGRADES
• NEW ROOF
• FRESH PAINT
• NEWLY INSTALLED VANITIES

Property features AI

Finance

• Financial info: Not used as a short-term vacation rental

Exterior

• Parking: Unassigned parking
• Utilities: Electricity available; Cesspool sewer; No solid waste disposal listed; Paved roads
• Home design: Zoned RS-10
• Exterior features: Corner lot; Grassy lot; Fairly level topography; Fee simple ownership; Lava zone 2

Interior

• Flooring: Carpet
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-254 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (27.7% below list).
• Recommended offer: $180k (27.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#78 in HI) — a middle-class / working-renter tenant base. Strengths: crime A+, housing B; Watch: employment C-, health & safety C-, schools 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: 387 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $7k 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 49 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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.

Recommended offer $180,000 (27.7% 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 49 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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: 0.72% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 11.5

CMA / ARV

• ARV (median comp): $248,611
• List price: $249,000
• Delta: 0.16%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.7%
• Equity multiple: 0.19×
• Total profit: $-56,557
• Equity at exit: $37,127

10-year hold

• IRR: -18.7%
• Equity multiple: -0.01×
• Total profit: $-70,120
• Equity at exit: $21,529

Cash invested: $69,720 (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: 387
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$267 /mo · $3,203/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-254

Break-even live

Break-even rent $2,122

Max offer price $204,044

Occupancy floor —

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14-865 Hapuu Rd Pahoa, HI	2.0	1.0	816	$1,800	$2.21	43d	1	0.79mi
14-610 Kapoho Cir Pahoa, HI	2.0	1.0	1210	$1,800	$1.49	43d	1	1.48mi

Listing history 25 events

1. 2026-06-18
   days on market $249,000 Active 49 DOM
2. 2026-06-17
   days on market $249,000 Active 48 DOM
3. 2026-06-16
   days on market $249,000 Active 47 DOM
4. 2026-06-15
   days on market $249,000 Active 46 DOM
5. 2026-06-13
   days on market $249,000 Active 44 DOM
6. 2026-06-13
   days on market $249,000 Active 43 DOM
7. 2026-06-10
   days on market $249,000 Active 41 DOM
8. 2026-06-09
   days on market $249,000 Active 40 DOM
9. 2026-06-08
   days on market $249,000 Active 39 DOM
10. 2026-06-07
    days on market $249,000 Active 38 DOM
11. 2026-06-05
    days on market $249,000 Active 35 DOM
12. 2026-06-03
    days on market $249,000 Active 34 DOM
13. 2026-06-02
    days on market $249,000 Active 33 DOM
14. 2026-06-01
    days on market $249,000 Active 32 DOM
15. 2026-05-31
    days on market $249,000 Active 31 DOM
16. 2026-05-11
    price $249,000 1491-char remark
17. 2026-04-27
    listed $260,000 Active 1491-char remark
18. 2022-12-20
    soldstatus $235,000 Sold 241-char remark

    Show marketing remark (241 chars)

    Located at the top of Nanawale Estates Subdivision is this 3 bedroom 2.5 bath home with a small 1 bedroom cottage. The home is on county water, located minutes from Pahoa town and in close proximity to the Nanawale Community Center and Pool.

19. 2022-07-31
    historical Contingent 241-char remark

    Show marketing remark (241 chars)

    Located at the top of Nanawale Estates Subdivision is this 3 bedroom 2.5 bath home with a small 1 bedroom cottage. The home is on county water, located minutes from Pahoa town and in close proximity to the Nanawale Community Center and Pool.

20. 2022-04-29
    status Active 241-char remark

    Show marketing remark (241 chars)

    Located at the top of Nanawale Estates Subdivision is this 3 bedroom 2.5 bath home with a small 1 bedroom cottage. The home is on county water, located minutes from Pahoa town and in close proximity to the Nanawale Community Center and Pool.

21. 2022-04-10
    historical Contingent 241-char remark

    Show marketing remark (241 chars)

    Located at the top of Nanawale Estates Subdivision is this 3 bedroom 2.5 bath home with a small 1 bedroom cottage. The home is on county water, located minutes from Pahoa town and in close proximity to the Nanawale Community Center and Pool.

22. 2021-09-21
    listed $249,000 Active 241-char remark

    Show marketing remark (241 chars)

    Located at the top of Nanawale Estates Subdivision is this 3 bedroom 2.5 bath home with a small 1 bedroom cottage. The home is on county water, located minutes from Pahoa town and in close proximity to the Nanawale Community Center and Pool.

23. 2005-04-25
    soldstatus $160,000

    Show marketing remark (31 chars)

    This information is unavailable

24. 2005-04-25
    soldstatus $160,000

    Show marketing remark (31 chars)

    This information is unavailable

25. 2004-12-17
    listed $165,000

    Show marketing remark (31 chars)

    This information is unavailable

ⓘ 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: $3,203 · $267/mo
• Projected year-2 tax: $3,203 · $267/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: $21,600
• − Mortgage interest: −$13,948
• − Property taxes: −$3,203
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$7,244
• Taxable loss: −$7,496
• Est. tax savings @ 24.0%: +$1,799
• After-tax cash flow: $-1,255/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 — Nanawale Estates

• Score: 61/100
• State rank: #78
• US rank: #17834

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nanawale 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

+50.9% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $249,000 HI Information Service
• 2026-04-27 Listed $260,000 HI Information Service
• 2022-12-20 Sold (MLS) $235,000 HI Information Service
• 2022-07-31 Contingent — HI Information Service
• 2022-04-29 Relisted — HI Information Service
• 2022-04-10 Contingent — HI Information Service
• 2021-09-21 Listed $249,000 HI Information Service
• 2005-04-25 Sold (MLS) $160,000 HI Information Service
• 2005-04-25 Sold (Public Records) $160,000 Public Records
• 2004-12-17 Listed $165,000 HI Information Service

Property tax history

+10.1%/yr

Latest (2025): $3,203 · +3.3% YoY. Source: county tax records.