12-245 E Pohakupele Loop · Seaview, HI 96778

$249,900

3 bd · 2.0 ba · 1,120 sqft · Other public records · 55 Days on market

Built 2007 8,083 sqft lot $9/mo HOA

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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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +3.7/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Save thousands on this unfinished, contructor built home with terrific potential. Located in the sunny Kalapana on a private corner of this quiet neihborhood. Kitchen, dining, and living room are combined into one truly great room, ideal for smooth daily functioning. Laundry room is conveniently near the kitchen. Spacious master bedroom has walk-in closet and is lit by two windows. To make it even more airy, this house features 9 foot ceilings. Sunny, roommy, this house is a real find - priced just right! What is more, this house is only a walk away from Kehena beach.

Key facts

• Walk-in closet
• Park-like setting
• 8,083 sq ft lot

Tags

• OPEN-CONCEPT GREAT ROOM
• CONVENIENT LAUNDRY AREA
• WALK-IN CLOSET
• RECENTLY REPAINTED INTERIOR
• PARK-LIKE SETTING

Property features AI

Finance

• Financial info: Not used as a short-term vacation rental
• HOA & community: Association fee of $9

Exterior

• Parking: Attached garage (approximately 500 sq ft)
• Utilities: Cable available; Cesspool sewer; Catchment water; Private contractor solid waste disposal
• Exterior features: Agriculture-dedicated land; Fee simple land tenure; Lava zone 2; Zoned A-3A; County roads

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Full ownership

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $250k.

Deal economics

• At list price, monthly cash flow is $43 ($513/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (16.0% below list).
• Recommended offer: $210k (16.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Pahoa Elementary School (math 12% / reading 22%, grade F, #166 of 183 statewide, top 92%, 377 students, 80% FRL); Pahoa High & Intermediate School (math 17% / reading 42%, grade F, #35 of 43 statewide, top 86%, 723 students, 74% FRL) — zoned schools average 77% FRL vs 39% district-wide (38 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; 1 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 55 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $80k; list at $250k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,000 (16.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.84% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 9.9

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-37,806
• Equity at exit: $37,261

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-29,559
• Equity at exit: $21,607

Cash invested: $69,972 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$193 /mo · $2,311/yr
• Insurance: −$104
• HOA: −$9
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $43

Break-even live

Break-even rent $2,046

Max offer price $249,900

Occupancy floor 93%

Sensitivity live

Price	-10% $184	-5% $114	+0% $43	+5% $-28	+10% $-99
Rent	-10% $-123	-5% $-40	+0% $43	+5% $126	+10% $209
Rate	-1.0pp $169	-0.5pp $106	base $43	+0.5pp $-22	+1.0pp $-88

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12-124 W Moanauli Loop Pahoa, HI	2.0	1.5	900	$2,100	$2.33	45d	1	0.66mi

HOA detail

• Monthly dues: $9 · $108/yr

Listing history 26 events

1. 2026-06-21
   days on market $249,900 Active 55 DOM
2. 2026-06-18
   days on market $249,900 Active 52 DOM
3. 2026-06-17
   days on market $249,900 Active 51 DOM
4. 2026-06-16
   days on market $249,900 Active 50 DOM
5. 2026-06-15
   days on market $249,900 Active 49 DOM
6. 2026-06-13
   days on market $249,900 Active 47 DOM
7. 2026-06-13
   days on market $249,900 Active 46 DOM
8. 2026-06-10
   days on market $249,900 Active 44 DOM
9. 2026-06-09
   days on market $249,900 Active 43 DOM
10. 2026-06-08
    days on market $249,900 Active 42 DOM
11. 2026-06-07
    days on market $249,900 Active 41 DOM
12. 2026-06-05
    days on market $249,900 Active 38 DOM
13. 2026-06-03
    days on market $249,900 Active 37 DOM
14. 2026-06-02
    days on market $249,900 Active 36 DOM
15. 2026-06-01
    days on market $249,900 Active 35 DOM
16. 2026-05-31
    days on market $249,900 Active 34 DOM
17. 2026-04-14
    listed $249,900 Active 1189-char remark
18. 2009-06-05
    soldstatus $80,000 574-char remark

    Show marketing remark (574 chars)

    Save thousands on this unfinished, contructor built home with terrific potential. Located in the sunny Kalapana on a private corner of this quiet neihborhood. Kitchen, dining, and living room are combined into one truly great room, ideal for smooth daily functioning. Laundry room is conveniently near the kitchen. Spacious master bedroom has walk-in closet and is lit by two windows. To make it even more airy, this house features 9 foot ceilings. Sunny, roommy, this house is a real find - priced just right! What is more, this house is only a walk away from Kehena beach.

19. 2009-05-29
    soldstatus $160,000
20. 2008-10-23
    listed $99,500 574-char remark

    Show marketing remark (574 chars)

    Save thousands on this unfinished, contructor built home with terrific potential. Located in the sunny Kalapana on a private corner of this quiet neihborhood. Kitchen, dining, and living room are combined into one truly great room, ideal for smooth daily functioning. Laundry room is conveniently near the kitchen. Spacious master bedroom has walk-in closet and is lit by two windows. To make it even more airy, this house features 9 foot ceilings. Sunny, roommy, this house is a real find - priced just right! What is more, this house is only a walk away from Kehena beach.

21. 2008-04-14
    listed $135,000
22. 2007-12-07
    soldstatus $1,000
23. 2007-04-05
    listed $149,900
24. 2006-06-24
    listed $269,000
25. 2006-02-09
    soldstatus $95,000
26. 2005-10-14
    soldstatus $2,500

ⓘ 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: $2,311 · $193/mo
• Projected year-2 tax: $2,311 · $193/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $25,200
• − Mortgage interest: −$13,998
• − Property taxes: −$2,311
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$108
• − Depreciation: −$7,270
• Taxable loss: −$3,769
• Est. tax savings @ 24.0%: +$904
• After-tax cash flow: $1,418/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 — Seaview

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Seaview, 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

+9896.0% since first listed

10 events — show timeline

• 2026-04-14 Listed $249,900 HI Information Service
• 2009-06-05 Sold (MLS) $80,000 HI Information Service
• 2009-05-29 Sold (Public Records) $160,000 Public Records
• 2008-10-23 Listed $99,500 HI Information Service
• 2008-04-14 Listed $135,000 HI Information Service
• 2007-12-07 Sold (Public Records) $1,000 Public Records
• 2007-04-05 Listed $149,900 HI Information Service
• 2006-06-24 Listed $269,000 HI Information Service
• 2006-02-09 Sold (Public Records) $95,000 Public Records
• 2005-10-14 Sold (Public Records) $2,500 Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,311 · +17.4% YoY. Source: county tax records.