76-6247 Kupuna St · Kailua, HI 96740

$499,999

3 bd · 3.0 ba · 2,157 sqft · SingleFamily public records · 146 Days on market

Built 1990 10,000 sqft lot $232/sqft · 65% below area

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic opportunity to build your dream home in desireable Komohana Kai! Not many properties come available in this well established neighborhood in lower Holualoa. Property to be sold as is. Property comes with APPROVED plans for a 3/3, 2364 sf home on beautiful 10,000 sf lot.

Key facts

• Approved plans
• Beautiful lot
• 0.23 acre lot

Tags

• APPROVED PLANS
• WELL ESTABLISHED NEIGHBORHOOD
• BEAUTIFUL LOT

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $500k).
• Recommended offer: $440k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 1.6% in Kailua — 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 83/100 on livability (#2 in HI, #906 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: 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.
• Zoned schools: Kahakai Elementary School (math 22% / reading 36%, grade F, #131 of 183 statewide, top 72%, 581 students, 56% FRL); Konawaena Middle School (math 19% / reading 45%, grade F, #26 of 42 statewide, top 61%, 568 students, 58% FRL); Konawaena High School (math 32% / reading 62%, grade D-, #17 of 43 statewide, top 38%, 941 students, 48% FRL).
• Market conditions: Rents rising (+2.5%/yr); 408 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 982 units permitted in Hawaii County in 2024 (0 in 5+ unit buildings).
• At $5,585/mo this rent would consume 70% of the median local household income ($96k/yr) (locally 766% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 146 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $99k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $399k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $439,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.27%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (median comp): $1,425,312
• List price: $499,999
• Delta: -64.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76-145 Kamehamalu St	0.31mi	3/3.0	2,177 (+1%)	24mo	$1,100,000	$505	64
75-3566 Leialii LP	0.63mi	4/2.5 (+1)	2,204 (+2%)	4mo	$1,295,000	$588	56
76-4304 Kekuanaoa Pl	0.60mi	3/2.5	2,082 (-4%)	17mo	$1,999,000	$960	50
76-6393 Pualani St	0.72mi	3/2.0	1,980 (-8%)	8mo	$1,980,000	$1,000	42
75-139 Kamilo St	0.61mi	4/3.0 (+1)	2,379 (+10%)	16mo	$1,925,000	$809	36
76-6329 Kilohana St	0.70mi	3/2.0	1,908 (-12%)	23mo	$1,700,000	$891	25

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-10,912
• Equity at exit: $74,551

10-year hold

• IRR: 7.1%
• Equity multiple: 1.52×
• Total profit: $73,392
• Equity at exit: $43,231

Cash invested: $140,000 (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 96740

• Rents YoY: 2.5%
• Active inventory: 408
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $5,585 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$384 /mo · $4,608/yr
• Insurance: −$208
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,173
• Net cashflow: $1,143

Break-even live

Break-even rent $4,139

Max offer price $499,999

Occupancy floor 75%

Sensitivity live

Price	-10% $1,426	-5% $1,284	+0% $1,143	+5% $1,001	+10% $859
Rent	-10% $701	-5% $922	+0% $1,143	+5% $1,363	+10% $1,584
Rate	-1.0pp $1,394	-0.5pp $1,270	base $1,143	+0.5pp $1,013	+1.0pp $881

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76-6340 Kilohana St Kailua Kona, HI	3.0	2.5	2230	$10,500	$4.71	45d	1	0.69mi
75-6078 N Haku Mele Pl Kailua Kona, HI	4.0	2.5	1478	$4,500	$3.04	25d	1	0.81mi
77-6474 Kilohana St Kailua Kona, HI	2.0	2.0	1468	$2,495	$1.70	45d	1	0.96mi
75-261 Pumehana St Unit A Kailua-Kona, HI	3.0	2.0	1500	$3,680	$2.45	45d	1	1.18mi

Listing history 33 events

1. 2026-06-21
   days on market $499,999 Active 146 DOM
2. 2026-06-18
   days on market $499,999 Active 143 DOM
3. 2026-06-17
   days on market $499,999 Active 142 DOM
4. 2026-06-16
   days on market $499,999 Active 141 DOM
5. 2026-06-15
   days on market $499,999 Active 140 DOM
6. 2026-06-13
   days on market $499,999 Active 138 DOM
7. 2026-06-13
   days on market $499,999 Active 137 DOM
8. 2026-06-10
   days on market $499,999 Active 135 DOM
9. 2026-06-09
   days on market $499,999 Active 134 DOM
10. 2026-06-08
    days on market $499,999 Active 133 DOM
11. 2026-06-07
    days on market $499,999 Active 132 DOM
12. 2026-06-05
    days on market $499,999 Active 129 DOM
13. 2026-06-03
    days on market $499,999 Active 128 DOM
14. 2026-06-02
    days on market $499,999 Active 127 DOM
15. 2026-06-01
    days on market $499,999 Active 126 DOM
16. 2026-05-31
    days on market $499,999 Active 125 DOM
17. 2026-05-19
    price $499,999 280-char remark

    Show marketing remark (280 chars)

    Fantastic opportunity to build your dream home in desireable Komohana Kai! Not many properties come available in this well established neighborhood in lower Holualoa. Property to be sold as is. Property comes with APPROVED plans for a 3/3, 2364 sf home on beautiful 10,000 sf lot.

18. 2026-04-21
    price $514,999 280-char remark

    Show marketing remark (280 chars)

    Fantastic opportunity to build your dream home in desireable Komohana Kai! Not many properties come available in this well established neighborhood in lower Holualoa. Property to be sold as is. Property comes with APPROVED plans for a 3/3, 2364 sf home on beautiful 10,000 sf lot.

19. 2026-02-06
    price $524,999 280-char remark

    Show marketing remark (280 chars)

    Fantastic opportunity to build your dream home in desireable Komohana Kai! Not many properties come available in this well established neighborhood in lower Holualoa. Property to be sold as is. Property comes with APPROVED plans for a 3/3, 2364 sf home on beautiful 10,000 sf lot.

20. 2026-01-26
    listed $599,000 Active 280-char remark

    Show marketing remark (280 chars)

    Fantastic opportunity to build your dream home in desireable Komohana Kai! Not many properties come available in this well established neighborhood in lower Holualoa. Property to be sold as is. Property comes with APPROVED plans for a 3/3, 2364 sf home on beautiful 10,000 sf lot.

21. 2024-12-05
    soldstatus $399,000
22. 2022-08-30
    historical
23. 2022-02-18
    historical Contingent
24. 2022-02-12
    listed $675,800 Active
25. 2006-08-30
    listed $799,000
26. 2003-09-05
    soldstatus $395,000
27. 2002-11-06
    listed $415,000
28. 2002-01-28
    listed $415,000
29. 1990-01-10
    soldstatus $110,000
30. 1990-01-10
    soldstatus $110,000
31. 1988-05-01
    soldstatus $62,000
32. 1987-05-01
    soldstatus $116,000
33. 1980-12-01
    soldstatus $44,100

ⓘ 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: $4,608 · $384/mo
• Projected year-2 tax: $4,608 · $384/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $67,024
• − Mortgage interest: −$28,008
• − Property taxes: −$4,608
• − Insurance: −$3,166
• − Repairs & maintenance: −$5,362
• − Management: −$5,362
• − Depreciation: −$14,545
• Taxable income: $5,973
• Est. tax owed @ 24.0%: −$1,434
• After-tax cash flow: $12,277/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 — Kailua

• Score: 83/100
• State rank: #2
• US rank: #906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kailua, HI
• County: Hawaii County · 119,311 people
• City population: 50,670
• Metro: Hilo, HI
• Population (ZIP): 39,338
• Household income: $95,542
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 766.0

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 0.78)
• Race & ethnicity: White 44% Two or more races 22% Asian 17% Pacific Islander 14% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Russian 2% Scotch-Irish 2% Portuguese 2%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 78% English-only · Other Asian/Pacific 13% Spanish 2% Tagalog/Filipino 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: ▼ -236.29%
• Current HPI: 183.8367
• Rent YoY: ▲ 2.53%
• Metro: Hilo, HI
• State GDP YoY: —
• F500 in state: 0

Price history

+1033.8% since first listed

17 events — show timeline

• 2026-05-19 Price Changed $499,999 HI Information Service
• 2026-04-21 Price Changed $514,999 HI Information Service
• 2026-02-06 Price Changed $524,999 HI Information Service
• 2026-01-26 Listed $599,000 HI Information Service
• 2024-12-05 Sold (Public Records) $399,000 Public Records
• 2022-08-30 Listing Removed — HI Information Service
• 2022-02-18 Contingent — HI Information Service
• 2022-02-12 Listed $675,800 HI Information Service
• 2006-08-30 Listed $799,000 HI Information Service
• 2003-09-05 Sold (Public Records) $395,000 Public Records
• 2002-11-06 Listed $415,000 HI Information Service
• 2002-01-28 Listed $415,000 HI Information Service
• 1990-01-10 Sold (Public Records) $110,000 Public Records
• 1990-01-10 Sold (Public Records) $110,000 Public Records
• 1988-05-01 Sold (Public Records) $62,000 Public Records
• 1987-05-01 Sold (Public Records) $116,000 Public Records
• 1980-12-01 Sold (Public Records) $44,100 Public Records

Property tax history

+10.3%/yr

Latest (2025): $4,608 · +12.8% YoY. Source: county tax records.