55-249 Kamehameha Hwy Unit A · Laie, HI 96762

$2,499,000

3 bd · 3.0 ba · 2,464 sqft · Condo public records · 76 Days on market

Built 2004 $1014/sqft · 29% above area Est $1944k · 29% over ↓ 7% since listing

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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 +10.1/30.0
• Appreciation +10.0/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Perched along a vibrant coastal landscape, this private 3bed, 3bath retreat captures panorama views of Laie Bay’s brilliant blue waters and beyond. The interior blends modern design with natural elements, featuring tiled floors, bright open walls, and warm bamboo ceilings that create an inviting yet refined aesthetic throughout. The kitchen is designed with both function and style in mind, complete with custom cabinetry, a copper sink, and an island cooktop, all positioned to take in the ocean views. Adjacent to the kitchen, a peaceful tea room adds versatility, easily serving as a 4th bedroom, guest space, or quiet retreat. The home’s bathrooms offer spa-like comforts, including a soaking tub and steam shower for a relaxing, elevated experience. A gated entrance leads to an inviting arrival, where double doors open into a tranquil courtyard evoking a sense of calm from the moment you step inside. The outdoor spaces are framed by swaying coconut trees and the soft sounds of flowing water, creating a resort-like poolside setting designed for both lively gatherings and quiet moments of escape. A separate detached studio offers flexibility, ideal as a creative art space or office space

Key facts

• Custom cabinetry
• Island cooktop
• Copper sink

Tags

• PANORAMA VIEWS
• CUSTOM CABINETRY
• COPPER SINK
• ISLAND COOKTOP
• TRADITIONAL FURO SOAKING TUB
• STEAM SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $2.50M.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $2.24M (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.71M (31.7% below list).
• Recommended offer: $1.71M (31.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#3 in HI, #1,833 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Market conditions: 1 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,638 units permitted in Honolulu County in 2024 (793 in 5+ unit buildings).

Forward outlook

• In year one you build about $267k of equity ($17k loan paydown + $250k appreciation (10.0% local appreciation)).
• Honolulu County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$429k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($2.35M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $1,706,664 (31.7% 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 76 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.49%
• DSCR: 0.89
• GRM: 12.2

CMA / ARV

• ARV (median comp): $1,944,257
• List price: $2,499,000
• Delta: 28.53%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.81×
• Total profit: $1,267,460
• Equity at exit: $2,251,297

10-year hold

• IRR: 20.1%
• Equity multiple: 6.43×
• Total profit: $3,802,767
• Equity at exit: $4,855,007

Cash invested: $699,720 (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 96762

• Home prices YoY: 2.5%
• Active inventory: 1
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $17,067 medium
• Mortgage (P&I): −$13,105
• Tax from tax record: −$787 /mo · $9,442/yr
• Insurance: −$1,041
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,584
• Net cashflow: $-1,450

Break-even live

Break-even rent $18,903

Max offer price $2,242,764

Occupancy floor —

Sensitivity live

Price	-10% $-36	-5% $-743	+0% $-1,450	+5% $-2,158	+10% $-2,865
Rent	-10% $-2,799	-5% $-2,125	+0% $-1,450	+5% $-776	+10% $-102
Rate	-1.0pp $-192	-0.5pp $-815	base $-1,450	+0.5pp $-2,098	+1.0pp $-2,757

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: $624,750
• Closing costs: $74,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55-137A Kamehameha Hwy Laie, HI	4.0	4.0	2886	$20,000	$6.93	44d	1	0.36mi
55-135 Kamehameha Hwy Laie, HI	4.0	3.5	2813	$18,000	$6.40	44d	1	0.38mi
55-053 Naupaka St Unit TOS Laie, HI	2.0	2.0	2000	$4,250	$2.12	18d	1	1.14mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $2,499,000 Active 76 DOM
2. 2026-06-18
   days on market $2,499,000 Active 73 DOM
3. 2026-06-17
   days on market $2,499,000 Active 72 DOM
4. 2026-06-16
   days on market $2,499,000 Active 71 DOM
5. 2026-06-15
   days on market $2,499,000 Active 70 DOM
6. 2026-06-13
   days on market $2,499,000 Active 68 DOM
7. 2026-06-13
   days on market $2,499,000 Active 67 DOM
8. 2026-06-10
   days on market $2,499,000 Active 65 DOM
9. 2026-06-09
   days on market $2,499,000 Active 64 DOM
10. 2026-06-08
    days on market $2,499,000 Active 63 DOM
11. 2026-06-07
    days on market $2,499,000 Active 62 DOM
12. 2026-06-05
    days on market $2,499,000 Active 59 DOM
13. 2026-06-03
    days on market $2,499,000 Active 58 DOM
14. 2026-06-02
    days on market $2,499,000 Active 57 DOM
15. 2026-06-01
    days on market $2,499,000 Active 56 DOM
16. 2026-05-31
    days on market $2,499,000 Active 55 DOM
17. 2026-04-06
    listed $2,499,000 Active 1213-char remark

    Show marketing remark (1213 chars)

    Perched along a vibrant coastal landscape, this private 3bed, 3bath retreat captures panorama views of Laie Bay’s brilliant blue waters and beyond. The interior blends modern design with natural elements, featuring tiled floors, bright open walls, and warm bamboo ceilings that create an inviting yet refined aesthetic throughout. The kitchen is designed with both function and style in mind, complete with custom cabinetry, a copper sink, and an island cooktop, all positioned to take in the ocean views. Adjacent to the kitchen, a peaceful tea room adds versatility, easily serving as a 4th bedroom, guest space, or quiet retreat. The home’s bathrooms offer spa-like comforts, including a soaking tub and steam shower for a relaxing, elevated experience. A gated entrance leads to an inviting arrival, where double doors open into a tranquil courtyard evoking a sense of calm from the moment you step inside. The outdoor spaces are framed by swaying coconut trees and the soft sounds of flowing water, creating a resort-like poolside setting designed for both lively gatherings and quiet moments of escape. A separate detached studio offers flexibility, ideal as a creative art space or office space

18. 2021-04-01
    soldstatus $2,200,000 Sold 1039-char remark

    Show marketing remark (1039 chars)

    Situated on lush coastline, this elegant & private 4 bed 3 bath home awaits. Relish endless views of sparkling blue Laie Bay & green mountaintops. Coconut palms & trickling water surrounding the pool deck, make this the perfect place to entertain & relax. This home is secured behind a motorized gate & rockwall-lined driveway. Double doors of the entryway reveal a zen-like garden & peaceful courtyard with torii gate as the centerpiece of zen. Sophistication is clearly exhibited in the design with concrete flooring, bright walls & bamboo ceiling. Bathrooms have unique spa-like features including a furo tub, steam shower & whirlpool tub. Copper sink, custom cabinets, island cooktop & ocean views make this the perfect kitchen for entertaining. Tea room next to kitchen serves as 4th bedroom. Detached studio could be the perfect home office or additional sleeping area. Extreme precision & superb geometric lines inspire the design of this Laie home. Tax record does not reflect bedroom count.

19. 2020-05-20
    listed $2,100,000 Active 1039-char remark

    Show marketing remark (1039 chars)

    Situated on lush coastline, this elegant & private 4 bed 3 bath home awaits. Relish endless views of sparkling blue Laie Bay & green mountaintops. Coconut palms & trickling water surrounding the pool deck, make this the perfect place to entertain & relax. This home is secured behind a motorized gate & rockwall-lined driveway. Double doors of the entryway reveal a zen-like garden & peaceful courtyard with torii gate as the centerpiece of zen. Sophistication is clearly exhibited in the design with concrete flooring, bright walls & bamboo ceiling. Bathrooms have unique spa-like features including a furo tub, steam shower & whirlpool tub. Copper sink, custom cabinets, island cooktop & ocean views make this the perfect kitchen for entertaining. Tea room next to kitchen serves as 4th bedroom. Detached studio could be the perfect home office or additional sleeping area. Extreme precision & superb geometric lines inspire the design of this Laie home. Tax record does not reflect bedroom count.

20. 2019-05-31
    soldstatus $1,800,000 Sold
21. 2019-05-24
    status Pending
22. 2019-03-25
    price $1,800,000
23. 2018-12-28
    price $2,000,000
24. 2018-07-06
    price $2,200,000
25. 2018-01-16
    listed $2,400,000 Active
26. 2017-08-11
    historical
27. 2016-08-12
    listed $2,699,000 Active

ⓘ 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: $9,442 · $787/mo
• Projected year-2 tax: $9,442 · $787/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: $204,800
• − Mortgage interest: −$139,983
• − Property taxes: −$9,442
• − Insurance: −$12,495
• − Repairs & maintenance: −$16,384
• − Management: −$16,384
• − Depreciation: −$72,698
• Taxable loss: −$62,587
• Est. tax savings @ 24.0%: +$15,021
• After-tax cash flow: $-2,385/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)

No district data.

Livability — Laie

• Score: 80/100
• State rank: #3
• US rank: #1833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,699

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: Highly diverse neighborhood (Simpson 0.91)
• Race & ethnicity: Two or more races 29% White 28% Pacific Islander 28% Asian 12% Hispanic / Latino 4%
• Common ancestry: Serbian 1% Italian 1% Slovak 1%
• Foreign-born: 23% · China, Canada, South Korea
• Languages at home: 70% English-only · Other Asian/Pacific 15% Tagalog/Filipino 3% Chinese 3%

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: ▲ 13.45%
• Current HPI: 542.8197
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.4% since first listed

11 events — show timeline

• 2026-04-06 Listed $2,499,000 HiCentral MLS
• 2021-04-01 Sold (MLS) $2,200,000 HiCentral MLS
• 2020-05-20 Listed $2,100,000 HiCentral MLS
• 2019-05-31 Sold (MLS) $1,800,000 HiCentral MLS
• 2019-05-24 Pending — HiCentral MLS
• 2019-03-25 Price Changed $1,800,000 HiCentral MLS
• 2018-12-28 Price Changed $2,000,000 HiCentral MLS
• 2018-07-06 Price Changed $2,200,000 HiCentral MLS
• 2018-01-16 Listed $2,400,000 HiCentral MLS
• 2017-08-11 Listing Removed — HiCentral MLS
• 2016-08-12 Listed $2,699,000 HiCentral MLS

Property tax history

+13.4%/yr

Latest (2022): $9,442 · +35.5% YoY. Source: county tax records.