11-3276 Ohia Ave · Eden Roc, HI 96771

$109,000

2 bd · 1.0 ba · 480 sqft · SingleFamily · 219 Days on market

Built 2008 Fair condition 1.00 ac lot $227/sqft · 14% below area Est $127k · 14% under ↓ 13% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +13.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +5.4/10.0
• Schools +3.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Quiet off-grid cabin on a mostly cleared 1-acre parcel located close to Volcano Village and Hawaiʻi Volcanoes National Park. Convenient access from a paved road. The cabin features a 12’ x 8’ kitchen and a 10’ x 20’ bedroom. A separate storage building provides additional space for tools, supplies, or equipment. The property offers privacy and a cool mountain climate. Suitable for those seeking a rustic living environment or a base for further improvement. Ample room for gardening or additional structures. Property is being sold in “as-is” condition. Buyer and buyer’s agent to verify all information and perform due diligence regarding utilities, permitting, and any intended uses. Motivated Seller.

Key facts

• Off-grid cabin
• Cleared parcel
• Room for gardening

Tags

• OFF-GRID CABIN
• CLEARED PARCEL
• SEPARATE STORAGE BUILDING
• ROOM FOR GARDENING
• ADDITIONAL STRUCTURES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#145 in HI) — a working-class tenant base; expect higher turnover. Strengths: housing B+, cost of living B; Watch: health & safety C-, schools F, crime D-.
• 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: 129 active listings in the ZIP; 982 units permitted in Hawaii County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($754 loan paydown + $803 appreciation (0.7% local appreciation)).
• Hawaii County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.46% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.98%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $127,120
• List price: $109,000
• Delta: -14.25%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

0.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.08×
• Total profit: $33,026
• Equity at exit: $35,723

10-year hold

• IRR: 24.8%
• Equity multiple: 3.93×
• Total profit: $89,293
• Equity at exit: $46,342

Cash invested: $30,520 (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 96771

• Home prices YoY: 0.4%
• Active inventory: 129
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,597 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $508

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 63%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $109,000 Active 219 DOM
2. 2026-06-17
   days on market $109,000 Active 218 DOM
3. 2026-06-15
   days on market $109,000 Active 216 DOM
4. 2026-06-13
   days on market $109,000 Active 214 DOM
5. 2026-06-13
   days on market $109,000 Active 213 DOM
6. 2026-06-10
   days on market $109,000 Active 211 DOM
7. 2026-06-09
   days on market $109,000 Active 210 DOM
8. 2026-06-08
   days on market $109,000 Active 209 DOM
9. 2026-06-07
   days on market $109,000 Active 208 DOM
10. 2026-06-05
    days on market $109,000 Active 205 DOM
11. 2026-06-03
    days on market $109,000 Active 204 DOM
12. 2026-06-02
    days on market $109,000 Active 203 DOM
13. 2026-06-01
    days on market $109,000 Active 202 DOM
14. 2026-05-31
    days on market $109,000 Active 201 DOM
15. 2025-11-06
    listed $109,000 Active 748-char remark

    Show marketing remark (748 chars)

    Quiet off-grid cabin on a mostly cleared 1-acre parcel located close to Volcano Village and Hawaiʻi Volcanoes National Park. Convenient access from a paved road. The cabin features a 12’ x 8’ kitchen and a 10’ x 20’ bedroom. A separate storage building provides additional space for tools, supplies, or equipment. The property offers privacy and a cool mountain climate. Suitable for those seeking a rustic living environment or a base for further improvement. Ample room for gardening or additional structures. Property is being sold in “as-is” condition. Buyer and buyer’s agent to verify all information and perform due diligence regarding utilities, permitting, and any intended uses. Motivated Seller.

16. 2024-04-01
    historical
17. 2023-08-09
    price $99,000
18. 2023-04-18
    listed $125,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $19,160
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$3,171
• Taxable income: $4,638
• Est. tax owed @ 24.0%: −$1,113
• After-tax cash flow: $4,984/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and maintenance to improve its condition and increase its value. The home is in fair condition with moderate rehabilitation needed.

Repairs flagged

• Major Kitchen flooring — Severe wear and damage
• Major Bathroom flooring — Severe wear and damage
• Major Exterior siding — Significant damage and wear
• Major Windows — Visible damage and wear
• Major Roof — Significant damage and wear
• Major HVAC/mechanicals — Significant damage and wear
• Major Landscaping — Overgrown and in poor condition

Value-add opportunities

• Both Clean and organize kitchen and bathroom — A clean and organized space enhances both resale and rental value.
• Both Replace damaged flooring — New flooring improves the overall appearance and functionality of the home.
• Both Repair and replace damaged siding — Aesthetic improvements to the exterior increase both resale and rental value.
• Both Replace damaged windows — New windows improve energy efficiency and enhance the home's curb appeal.
• Both Repair and replace damaged roof — A repaired or replaced roof ensures the home's structural integrity and enhances its value.
• Both Replace HVAC/mechanicals — Upgraded HVAC and mechanical systems improve comfort and energy efficiency, enhancing both resale and rental value.
• Both Trim and maintain landscaping — A well-maintained landscape enhances the home's curb appeal and adds value to both resale and rental properties.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen flooring · Severe wear and damage	Major	$15,000–50,000
Bathroom flooring · Severe wear and damage	Major	$15,000–50,000
Exterior siding · Significant damage and wear	Major	$15,000–50,000
Windows · Visible damage and wear	Major	$15,000–50,000
Roof · Significant damage and wear	Major	$15,000–50,000
HVAC/mechanicals · Significant damage and wear	Major	$15,000–50,000
Landscaping · Overgrown and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Clean and organize kitchen and bathroom — A clean and organized space enhances both resale and rental value. ↑
• Both Replace damaged flooring — New flooring improves the overall appearance and functionality of the home. ↑
• Both Repair and replace damaged siding — Aesthetic improvements to the exterior increase both resale and rental value. ↑
• Both Replace damaged windows — New windows improve energy efficiency and enhance the home's curb appeal. ↑
• Both Repair and replace damaged roof — A repaired or replaced roof ensures the home's structural integrity and enhances its value. ↑
• Both Replace HVAC/mechanicals — Upgraded HVAC and mechanical systems improve comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both Trim and maintain landscaping — A well-maintained landscape enhances the home's curb appeal and adds value to both resale and rental properties. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Eden Roc

• Score: 52/100
• State rank: #145
• US rank: #25131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eden Roc, HI
• Population (ZIP): 7,736

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 0.87)
• Race & ethnicity: Two or more races 41% White 33% Pacific Islander 16% Hispanic / Latino 14% Asian 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Russian 10% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Other Asian/Pacific 7% Spanish 1% German/W. Germanic 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: ▲ 0.74%
• Current HPI: 169.8292
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-12.8% since first listed

4 events — show timeline

• 2025-11-06 Listed $109,000 HI Information Service
• 2024-04-01 Listing Removed — HI Information Service
• 2023-08-09 Price Changed $99,000 HI Information Service
• 2023-04-18 Listed $125,000 HI Information Service