92-8270 Pineapple Pkwy · Hawaiian Ocean View, HI 96737

$320,000

3 bd · 2.0 ba · 1,676 sqft · SingleFamily · 91 Days on market

Built 1996 1.00 ac lot $191/sqft · 36% below area Est $501k · 36% under ↓ 13% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +6.4/30.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Motivated Seller!! This si a great starter home or retirement house with spacious vaulted ceiling in the living dining area with gas fireplace Three bedrooms, 2 Full baths and a big spacious lanai looking out at sweeping coastline ocean views. New carpet throughout. Freshly painted inside and out New fridge. Covered carport and 10,000 water tank, Dont miss this great house! Sold As IS

Key facts

• 1 acre lot
• Built 1996
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-552 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (34.4% below list).
• Recommended offer: $210k (34.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 48/100 on livability (#151 in HI) — a working-class tenant base; expect higher turnover. Watch: housing C-, health & safety C-, schools 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: 247 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

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.0% local appreciation)).
• Hawaii County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $210,000 (34.4% 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 91 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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 D-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. 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?
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: 0.66% ✗
• Cap rate: 4.22%
• Cash-on-cash: -7.40%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (median comp): $500,876
• List price: $320,000
• Delta: -36.11%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $3,395
• Equity at exit: $143,886

10-year hold

• IRR: 4.5%
• Equity multiple: 1.69×
• Total profit: $61,490
• Equity at exit: $221,745

Cash invested: $89,600 (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 96737

• Active inventory: 247
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-552

Break-even live

Break-even rent $2,799

Max offer price $240,060

Occupancy floor —

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
92-2136 Coral Pkwy Captain Cook, HI	2.0	2.5	1296	$2,100	$1.62	43d	1	0.37mi

Listing history 25 events

1. 2026-06-17
   days on market $320,000 Active 91 DOM
2. 2026-06-16
   days on market $320,000 Active 90 DOM
3. 2026-06-15
   days on market $320,000 Active 89 DOM
4. 2026-06-13
   days on market $320,000 Active 87 DOM
5. 2026-06-13
   days on market $320,000 Active 86 DOM
6. 2026-06-10
   days on market $320,000 Active 84 DOM
7. 2026-06-09
   days on market $320,000 Active 83 DOM
8. 2026-06-08
   days on market $320,000 Active 82 DOM
9. 2026-06-07
   days on market $320,000 Active 81 DOM
10. 2026-06-05
    days on market $320,000 Active 78 DOM
11. 2026-06-03
    days on market $320,000 Active 77 DOM
12. 2026-06-02
    days on market $320,000 Active 76 DOM
13. 2026-06-01
    days on market $320,000 Active 75 DOM
14. 2026-05-31
    days on market $320,000 Active 74 DOM
15. 2026-04-22
    price $320,000 387-char remark

    Show marketing remark (387 chars)

    Motivated Seller!! This si a great starter home or retirement house with spacious vaulted ceiling in the living dining area with gas fireplace Three bedrooms, 2 Full baths and a big spacious lanai looking out at sweeping coastline ocean views. New carpet throughout. Freshly painted inside and out New fridge. Covered carport and 10,000 water tank, Dont miss this great house! Sold As IS

16. 2026-03-18
    listed $324,000 Active 387-char remark

    Show marketing remark (387 chars)

    Motivated Seller!! This si a great starter home or retirement house with spacious vaulted ceiling in the living dining area with gas fireplace Three bedrooms, 2 Full baths and a big spacious lanai looking out at sweeping coastline ocean views. New carpet throughout. Freshly painted inside and out New fridge. Covered carport and 10,000 water tank, Dont miss this great house! Sold As IS

17. 2025-11-08
    historical
18. 2025-06-07
    price $345,000
19. 2025-06-07
    status Active
20. 2025-06-07
    price $339,000
21. 2025-05-31
    historical
22. 2025-03-21
    price $359,000
23. 2025-01-17
    status Active
24. 2025-01-11
    historical
25. 2024-11-05
    listed $369,000 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: $25,200
• − Mortgage interest: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$9,309
• Taxable loss: −$12,466
• Est. tax savings @ 24.0%: +$2,992
• After-tax cash flow: $-3,638/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 — Hawaiian Ocean View

• Score: 48/100
• State rank: #151
• US rank: #26127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawaiian Ocean View, HI
• City population: 3,781
• Population (ZIP): 3,781

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 0.81)
• Race & ethnicity: Two or more races 42% White 39% Hispanic / Latino 16% Asian 6% Pacific Islander 6% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 10%
• Common ancestry: Portuguese 5% Scotch-Irish 4% Hispanic 4%
• Foreign-born: 6% · Canada
• Languages at home: 75% English-only · Other Asian/Pacific 10% Spanish 3% Russian/Polish/Slavic 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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-13.3% since first listed

11 events — show timeline

• 2026-04-22 Price Changed $320,000 HI Information Service
• 2026-03-18 Listed $324,000 HI Information Service
• 2025-11-08 Listing Removed — HI Information Service
• 2025-06-07 Price Changed $345,000 HI Information Service
• 2025-06-07 Relisted — HI Information Service
• 2025-06-07 Price Changed $339,000 HI Information Service
• 2025-05-31 Listing Removed — HI Information Service
• 2025-03-21 Price Changed $359,000 HI Information Service
• 2025-01-17 Relisted — HI Information Service
• 2025-01-11 Listing Removed — HI Information Service
• 2024-11-05 Listed $369,000 HI Information Service