731 Amana St #303 · Urban Honolulu, HI 96814

$425,000

2 bd · 2.0 ba · 858 sqft · Condo public records · 59 Days on market

Built 1968 $495/sqft · 10% below area Est $474k · 10% under $970/mo HOA · 21% of rent

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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 +14.7/30.0
• ARV discount +12.2/15.0
• Appreciation +6.0/10.0
• 1% rule +5.8/10.0
• DSCR +4.5/10.0
• Schools +3.7/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

OPPORTUNITY KNOCKS at Coty Towers! A rare chance for new owners to bring their vision to life and create the home of their dreams in this well-maintained residence. Coty Tower is a secure, meticulously cared for building featuring ONLY four units per floor, FOB entry access, and an on-site resident manager. Conveniently located near Ala Moana Shopping Center, Walmart, Target, Don Quijote, beaches, dining, and bus lines — offering the best of city living in the heart of Honolulu. BONUS: Unit comes with in-unit Washer/Dryer!

Key facts

• Secure building
• Four units per floor
• In-unit washer dryer

Tags

• SECURE BUILDING
• FOUR UNITS PER FLOOR
• FOB ENTRY ACCESS
• ON-SITE RESIDENT MANAGER
• NEAR ALA MOANA SHOPPING CENTER
• IN-UNIT WASHER DRYER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $425k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $425k).
• Recommended offer: $412k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 1.5% in Urban Honolulu — 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: area grade C — 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.
• Market conditions: Rents rising (+3.1%/yr); 549 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,638 units permitted in Honolulu County in 2024 (793 in 5+ unit buildings).
• At $4,571/mo this rent would consume 71% of the median local household income ($78k/yr) (locally 1641% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $11k of equity ($3k loan paydown + $8k appreciation (2.0% local appreciation)).
• Honolulu County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.0% appreciation + 3.1% rent growth), your $119k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $24k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $412,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 7.7

CMA / ARV

• ARV (median comp): $474,339
• List price: $425,000
• Delta: -10.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.98% appreciation · 3.1% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.31×
• Total profit: $36,585
• Equity at exit: $167,089

10-year hold

• IRR: 9.3%
• Equity multiple: 2.27×
• Total profit: $150,897
• Equity at exit: $240,196

Cash invested: $119,000 (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 96814

• Home prices YoY: 0.5%
• Rents YoY: 3.1%
• Active inventory: 549
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $4,571 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$124 /mo · $1,494/yr
• Insurance: −$177
• HOA: −$970
• Vacancy / Maint / Mgmt: −$960
• Net cashflow: $111

Break-even live

Break-even rent $4,431

Max offer price $425,000

Occupancy floor 93%

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1555 Kapiolani Blvd Honolulu, HI	1.0–3.0	1.0–3.0	1719	$12,750	$7.42	3d	4	0.10mi
1555 Kapiolani Blvd Honolulu, HI	1.0–2.0	1.0–2.0	1006	$9,500	$9.44	43d	4	0.10mi
629 Keeaumoku St Honolulu, HI	1.0–2.0	1.0–2.0	919	$6,300	$6.86	43d	2	0.14mi
629 Keeaumoku St Honolulu, HI	1.0–2.0	1.0–2.0	923	$6,300	$6.82	17d	2	0.14mi
629 Keeaumoku St Honolulu, HI	1.0	1.0	618	$3,350	$5.42	2d	2	0.14mi
1631 Kapiolani Blvd #3301 Honolulu, HI	2.0	2.0	892	$3,675	$4.12	3d	1	0.14mi
1631 Kapiolani Blvd #3511 Honolulu, HI	2.0	2.0	895	$3,750	$4.19	43d	1	0.14mi
1500 Rycroft St Unit 800R Honolulu, HI	2.0	2.0	942	$4,700	$4.99	43d	1	0.23mi
1500 Rycroft St Unit 1904 Honolulu, HI	1.0	1.0	564	$3,400	$6.03	17d	1	0.23mi
1500 Rycroft St Unit 3903 Honolulu, HI	1.0	1.0	571	$3,750	$6.57	23d	1	0.23mi
1500 Rycroft St Unit 2304 Honolulu, HI	1.0	1.0	569	$3,200	$5.62	23d	1	0.23mi
1500 Rycroft St Unit 4419R Honolulu, HI	2.0	2.0	1074	$6,000	$5.59	43d	1	0.23mi
1500 Rycroft St Unit 4116R Honolulu, HI	2.0	2.0	872	$5,000	$5.73	23d	1	0.23mi
1500 Rycroft St Unit 2306R Honolulu, HI	1.0	1.0	563	$4,000	$7.10	43d	1	0.23mi
1500 Rycroft St Unit 2519R Honolulu, HI	2.0	2.0	1074	$5,300	$4.93	43d	1	0.23mi
1500 Rycroft St Unit 2607R Honolulu, HI	1.0	1.0	618	$3,500	$5.66	23d	1	0.23mi
1388 Kapiolani Blvd Honolulu, HI	2.0	2.0	901	$5,500	$6.10	43d	1	0.24mi
1388 Kapiolani Blvd Unit 3910 Honolulu, HI	1.0	1.0	619	$4,000	$6.46	3d	1	0.24mi
1388 Kapiolani Blvd #1606 Honolulu, HI	2.0	2.0	809	$4,500	$5.56	11d	1	0.24mi
1388 Kapiolani Blvd #2903 Honolulu, HI	1.0	1.0	574	$3,500	$6.10	10d	1	0.24mi
1388 Kapiolani Blvd #4205 Honolulu, HI	1.0	1.0	567	$4,500	$7.94	43d	1	0.24mi
1388 Kapiolani Blvd #2201 Honolulu, HI	2.0	2.0	901	$5,800	$6.44	43d	1	0.24mi
1388 Kapiolani Blvd #1611 Honolulu, HI	2.0	2.0	801	$4,550	$5.68	43d	1	0.24mi
1388 Kapiolani Blvd #4111 Honolulu, HI	2.0	2.0	816	$6,500	$7.97	43d	1	0.24mi
1388 Kapiolani Blvd #1606 Honolulu, HI	2.0	2.0	809	$4,500	$5.56	43d	1	0.24mi
1388 Kapiolani Blvd #2703 Honolulu, HI	1.0	1.0	574	$3,500	$6.10	23d	1	0.24mi
1388 Kapiolani Blvd #2901 Honolulu, HI	2.0	2.0	901	$4,800	$5.33	43d	1	0.24mi
1391 Kapiolani Blvd Honolulu, HI	1.0–3.0	1.0–2.0	971	$4,750	$4.89	3d	2	0.25mi
475 Atkinson Dr Honolulu, HI	1.0–2.0	1.0	855	$3,000	$3.51	23d	2	0.25mi
475 Atkinson Dr Honolulu, HI	1.0–2.0	1.0	798	$3,000	$3.76	21d	3	0.25mi
1374 Kapiolani Blvd Unit 1327705P Honolulu, HI	2.0	2.0	796	$5,740	$7.21	2d	1	0.26mi
1515 Liona St Unit 4401L Honolulu, HI	2.0	2.0	990	$4,900	$4.95	43d	1	0.28mi
1515 Liona St Unit 4216L Honolulu, HI	2.0	2.0	872	$4,500	$5.16	14d	1	0.28mi
1515 Liona St Unit 4216L Honolulu, HI	2.0	2.0	872	$4,500	$5.16	17d	1	0.28mi
1515 Liona St #4407 Honolulu, HI	1.0	1.0	606	$3,750	$6.19	3d	1	0.28mi
1650 Ala Moana Blvd #1611 Honolulu, HI	1.0	1.0	930	$3,100	$3.33	3d	1	0.29mi
419A Atkinson Dr #1103 Honolulu, HI	2.0	1.0	664	$2,700	$4.07	16d	1	0.30mi
419A Atkinson Dr Honolulu, HI	2.0	1.0	664	$2,698	$4.06	17d	2	0.30mi
1750 Kalakaua Ave #2704 Honolulu, HI	2.0	2.0	1065	$3,300	$3.10	23d	1	0.30mi
1267 Rycroft St Honolulu, HI	2.0	1.0	816	$2,750	$3.37	23d	1	0.33mi

HOA detail condo

• Monthly dues: $970 · $11,640/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $425,000 Active 59 DOM
2. 2026-06-17
   days on market $425,000 Active 58 DOM
3. 2026-06-16
   days on market $425,000 Active 57 DOM
4. 2026-06-15
   days on market $425,000 Active 56 DOM
5. 2026-06-13
   days on market $425,000 Active 54 DOM
6. 2026-06-13
   days on market $425,000 Active 53 DOM
7. 2026-06-10
   days on market $425,000 Active 51 DOM
8. 2026-06-09
   days on market $425,000 Active 50 DOM
9. 2026-06-08
   days on market $425,000 Active 49 DOM
10. 2026-06-07
    days on market $425,000 Active 48 DOM
11. 2026-06-05
    days on market $425,000 Active 45 DOM
12. 2026-06-03
    days on market $425,000 Active 44 DOM
13. 2026-06-02
    days on market $425,000 Active 43 DOM
14. 2026-06-01
    days on market $425,000 Active 42 DOM
15. 2026-05-31
    days on market $425,000 Active 41 DOM
16. 2026-04-27
    price $425,000 534-char remark

    Show marketing remark (534 chars)

    OPPORTUNITY KNOCKS at Coty Towers! A rare chance for new owners to bring their vision to life and create the home of their dreams in this well-maintained residence. Coty Tower is a secure, meticulously cared for building featuring ONLY four units per floor, FOB entry access, and an on-site resident manager. Conveniently located near Ala Moana Shopping Center, Walmart, Target, Don Quijote, beaches, dining, and bus lines — offering the best of city living in the heart of Honolulu. BONUS: Unit comes with in-unit Washer/Dryer!

17. 2026-04-20
    listed $449,000 Active 534-char remark

    Show marketing remark (534 chars)

    OPPORTUNITY KNOCKS at Coty Towers! A rare chance for new owners to bring their vision to life and create the home of their dreams in this well-maintained residence. Coty Tower is a secure, meticulously cared for building featuring ONLY four units per floor, FOB entry access, and an on-site resident manager. Conveniently located near Ala Moana Shopping Center, Walmart, Target, Don Quijote, beaches, dining, and bus lines — offering the best of city living in the heart of Honolulu. BONUS: Unit comes with in-unit Washer/Dryer!

18. 2016-04-06
    soldstatus $400,000 Sold 106-char remark

    Show marketing remark (106 chars)

    Convenient Holiday Mart neighborhood, Ala Moana Shopping Center and buslines. Newer appliances. Great buy!

19. 2016-04-06
    soldstatus $400,000

    Show marketing remark (106 chars)

    Convenient Holiday Mart neighborhood, Ala Moana Shopping Center and buslines. Newer appliances. Great buy!

20. 2016-03-08
    listed $419,000 Active 106-char remark

    Show marketing remark (106 chars)

    Convenient Holiday Mart neighborhood, Ala Moana Shopping Center and buslines. Newer appliances. Great buy!

21. 1977-10-01
    soldstatus $56,400

ⓘ 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: $1,494 · $124/mo
• Projected year-2 tax: $1,494 · $124/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 5/10 Major FEMA zone X (unshaded) · 38% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $54,858
• − Mortgage interest: −$23,807
• − Property taxes: −$1,494
• − Insurance: −$2,125
• − Repairs & maintenance: −$4,389
• − Management: −$4,389
• − HOA: −$11,640
• − Depreciation: −$12,364
• Taxable loss: −$5,348
• Est. tax savings @ 24.0%: +$1,284
• After-tax cash flow: $2,618/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 — Urban Honolulu

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

Census & demographics

• Census place: Urban Honolulu, HI
• County: Honolulu County · 963,448 people
• City population: 309,956
• Metro: Urban Honolulu, HI
• Population (ZIP): 24,689
• Household income: $77,768
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 1641.0

Population outlook (Honolulu County) Hauer SSP2

• Today (2025): 1,072,641 people
• By 2030: 1,110,460 · +3.5%
• By 2040: 1,181,593 · +10.2%
• By 2050: 1,257,584 · +17.2%
• By 2075: 1,501,120 · +39.9%
• By 2100: 1,764,430 · +64.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Asian 64% Two or more races 14% White 13% Pacific Islander 6% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Russian 1% Lithuanian 1% Italian 1%
• Foreign-born: 35% · China, South Korea, Vietnam
• Languages at home: 58% English-only · Other Asian/Pacific 15% Chinese 10% Korean 9%

Political lean MEDSL · Honolulu

• 2024 margin: Strong D (+21.6) · D 59.9% · R 38.3% · Other 1.8%
• 2008→2024 swing: -19.4pp toward R · 2008: 41.1pp · 2024: 21.6pp
• All cycles: 2024: D+21.6 2020: D+26.9 2016: D+29.9 2012: D+39.1 2008: D+41.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.98%
• Current HPI: 376.4197
• Rent YoY: ▲ 3.10%
• Metro: Urban Honolulu, HI
• State GDP YoY: —
• F500 in state: 0

Price history

+653.5% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $425,000 HiCentral MLS
• 2026-04-20 Listed $449,000 HiCentral MLS
• 2016-04-06 Sold (Public Records) $400,000 Public Records
• 2016-04-06 Sold (MLS) $400,000 HiCentral MLS
• 2016-03-08 Listed $419,000 HiCentral MLS
• 1977-10-01 Sold (Public Records) $56,400 Public Records

Property tax history

+2.3%/yr

Latest (2022): $1,494 · +3.7% YoY. Source: county tax records.