2630 Kapiolani Blvd #1403 · Urban Honolulu, HI 96826

$357,000

2 bd · 1.0 ba · 717 sqft · Condo public records · 131 Days on market

Built 1975 $498/sqft · 11% below area Est $400k · 11% under $770/mo HOA · 26% of rent

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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).

• ARV discount +12.3/15.0
• Cash flow +6.7/30.0
• Appreciation +4.5/10.0
• Schools +3.7/10.0
• Rent growth +3.4/5.0
• 1% rule +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0

Listing remarks MLS

Your renovated, turnkey condo awaits! This exquisite two-bedroom unit, located on the 14th floor of Plumeria Hale on Kapiolani Blvd, combines modern elegance with everyday convenience. It boasts brand-new luxury vinyl plank flooring, a Whirlpool gas stove, an 18-cubic-foot stainless steel Insignia refrigerator, new drapes, 2 new window ac units for the living room and primary bedroom, and a spacious double-basin sink. From the lanai, you can enjoy stunning views of Diamond Head and a peek-a-boo ocean view, complemented by refreshing Mauka breezes. Perfectly situated near the University of Hawaii, public transportation, highway access, and Ala Moana Shopping Center. The building includes on-site community laundry and one covered parking space near the entrance. Enjoy secure entry with a key fob, intercom system, video surveillance, and bike/moped parking.

Key facts

• Renovated condo
• Whirlpool gas stove
• Double-basin sink

Tags

• RENOVATED CONDO
• LUXURY VINYL PLANK FLOORING
• WHIRLPOOL GAS STOVE
• DOUBLE-BASIN SINK
• STUNNING VIEWS OF DIAMOND HEAD
• PEEK-A-BOO OCEAN VIEW

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $357k.

Deal economics

• At list price, monthly cash flow is $-564 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (27.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (17.4% below list).
• Recommended offer: $257k (27.9% below list) — sets the bar for cash-flow.
• Cap rate 4.4% 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 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: Prince Jonah Kuhio Elementary School (math 22% / reading 37%, grade F, #122 of 183 statewide, top 71%, 196 students, 66% FRL); President George Washington Middle School (math 30% / reading 46%, grade F, #17 of 42 statewide, top 39%, 569 students, 61% FRL); Kaimuki High School (math 12% / reading 47%, grade F, #35 of 43 statewide, top 86%, 620 students, 60% FRL) — zoned schools average 62% FRL vs 39% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 1,638 units permitted in Honolulu County in 2024 (793 in 5+ unit buildings).
• At $2,947/mo this rent would consume 52% of the median local household income ($68k/yr) (locally 2466% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Honolulu County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $257,366 (27.9% 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 131 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.77%
• DSCR: 0.70
• GRM: 10.1

CMA / ARV

• ARV (median comp): $399,762
• List price: $357,000
• Delta: -10.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-1.0% appreciation · 3.55% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.39×
• Total profit: $-60,935
• Equity at exit: $86,092

10-year hold

• IRR: -6.8%
• Equity multiple: 0.38×
• Total profit: $-62,271
• Equity at exit: $90,331

Cash invested: $99,960 (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 96826

• Home prices YoY: -0.4%
• Rents YoY: 3.5%
• Active inventory: 161
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,947 high
• Mortgage (P&I): −$1,872
• Tax from tax record: −$102 /mo · $1,219/yr
• Insurance: −$149
• HOA: −$770
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $-564

Break-even live

Break-even rent $3,661

Max offer price $257,366

Occupancy floor —

Sensitivity live

Price	-10% $-362	-5% $-463	+0% $-564	+5% $-665	+10% $-766
Rent	-10% $-797	-5% $-680	+0% $-564	+5% $-448	+10% $-331
Rate	-1.0pp $-384	-0.5pp $-473	base $-564	+0.5pp $-657	+1.0pp $-751

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: $89,250
• Closing costs: $10,710
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2710 Kaaha St Honolulu, HI	1.0	1.0	418	$3,300	$7.89	25d	1	0.12mi
2499 Kapiolani Blvd #3800 Honolulu, HI	2.0	1.5	676	$3,200	$4.73	5d	1	0.18mi
2499 Kapiolani Blvd Honolulu, HI	1.0–2.0	1.0–1.5	575	$3,300	$5.74	12d	2	0.20mi
2499 Kapiolani Blvd Honolulu, HI	1.0	1.0	474	$2,675	$5.64	19d	2	0.20mi
902 University Ave Unit C Honolulu, HI	2.0	1.0	415	$2,735	$6.58	25d	1	0.26mi
555 University Ave Honolulu, HI	1.0	1.0	684	$2,850	$4.17	5d	2	0.34mi
909 Coolidge St #301 Honolulu, HI	1.0	1.0	576	$3,950	$6.86	5d	1	0.36mi
909 Coolidge St #301 Honolulu, HI	1.0	1.0	576	$3,050	$5.30	25d	1	0.36mi
500 University Ave Honolulu, HI	1.0–2.0	1.0–2.5	826	$3,200	$3.87	13d	3	0.40mi
910 Kapahulu Ave #703 Honolulu, HI	2.0	1.0	739	$2,600	$3.52	13d	1	0.48mi
2333 Kapiolani Blvd Unit 1008B Honolulu, HI	2.0	1.0	600	$2,700	$4.50	25d	1	0.49mi
2211 Ala Wai Blvd Honolulu, HI	1.0	1.0	437	$3,100	$7.09	25d	1	0.54mi
2211 Ala Wai Blvd #1108 Honolulu, HI	1.0	1.0	413	$2,600	$6.30	25d	1	0.54mi
2281 Ala Wai Blvd #902 Honolulu, HI	2.0	1.0	609	$3,950	$6.49	16d	1	0.55mi
2121 Ala Wai Blvd Honolulu, HI	2.0	1.0–3.0	1006	$4,200	$4.17	23d	2	0.57mi
2121 Ala Wai Blvd Honolulu, HI	2.0	1.0–3.0	1006	$4,150	$4.12	5d	2	0.57mi
2121 Ala Wai Blvd Honolulu, HI	2.0	1.0–3.0	1006	$4,400	$4.37	12d	1	0.57mi
445 Seaside Ave #2220 Honolulu, HI	1.0	1.0	570	$2,625	$4.61	13d	1	0.57mi
445 Kaiolu St Honolulu, HI	1.0	1.0	490	$3,400	$6.94	19d	1	0.57mi
430 Lewers St Unit 25E Honolulu, HI	1.0	1.0	673	$2,700	$4.01	25d	1	0.59mi
430 Lewers St Unit 14D Honolulu, HI	1.0	1.0	732	$2,900	$3.96	25d	1	0.59mi
2345 Ala Wai Blvd #1514 Honolulu, HI	1.0	1.0	555	$2,800	$5.05	25d	1	0.59mi
3046 Harding Ave Unit C Honolulu, HI	3.0	1.0	608	$2,800	$4.61	25d	1	0.62mi
3046C Harding Ave Honolulu, HI	3.0	1.0	632	$2,800	$4.43	25d	1	0.62mi
440 Olohana St Unit 1327703P Honolulu, HI	1.0	1.0	355	$4,055	$11.42	13d	1	0.64mi
440 Olohana St Unit 1327711P Honolulu, HI	1.0	1.0	355	$3,741	$10.54	4d	1	0.64mi
2140 Khi Ave Honolulu, HI	1.0	1.0	577	$4,500	$7.80	25d	1	0.65mi
2140 Khi Ave. unit Ph 2506 Honolulu, HI	1.0	1.0	678	$3,200	$4.72	16d	1	0.65mi
2140 Khi AVE Unit 2306 Honolulu, HI	1.0	1.0	553	$2,700	$4.88	19d	1	0.65mi
2140 Khi AVE Unit 2006 Honolulu, HI	1.0	1.0	553	$3,400	$6.15	5d	1	0.65mi
2415 Ala Wai Blvd #1802 Honolulu, HI	1.0	1.0	560	$3,000	$5.36	45d	1	0.68mi
2415 Ala Wai Blvd Honolulu, HI	1.0–2.0	1.0	665	$3,500	$5.26	19d	3	0.68mi
232 Kaiulani Ave Honolulu, HI	3.0	1.0	656	$4,225	$6.44	25d	8	0.70mi
2407 Tusitala St Unit 304 Honolulu, HI	1.0	1.0	480	$1,500	$3.12	45d	1	0.70mi
417 Kanekapolei St Honolulu, HI	1.0	1.0	566	$1,695	$2.99	45d	1	0.71mi
2380 Kuhio Ave Honolulu, HI	3.0	1.0–3.0	1212	$10,275	$8.47	3d	51	0.71mi
2410 Cleghorn St #2403 Honolulu, HI	1.0	1.0	602	$2,500	$4.15	25d	1	0.71mi
2421 Tusitala St #902 Honolulu, HI	2.0	1.0	590	$2,775	$4.70	13d	1	0.72mi
2421 Tusitala St Honolulu, HI	1.0–2.0	1.0	590	$2,849	$4.83	45d	2	0.73mi
2452 Tusitala St Unit 1327721P Honolulu, HI	1.0	1.0	592	$2,960	$5.00	4d	1	0.74mi

HOA detail condo

• Monthly dues: $770 · $9,240/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-21
   days on market $357,000 Active 131 DOM
2. 2026-06-18
   days on market $357,000 Active 128 DOM
3. 2026-06-17
   days on market $357,000 Active 127 DOM
4. 2026-06-16
   days on market $357,000 Active 126 DOM
5. 2026-06-15
   days on market $357,000 Active 125 DOM
6. 2026-06-13
   days on market $357,000 Active 123 DOM
7. 2026-06-13
   days on market $357,000 Active 122 DOM
8. 2026-06-10
   days on market $357,000 Active 120 DOM
9. 2026-06-09
   days on market $357,000 Active 119 DOM
10. 2026-06-08
    days on market $357,000 Active 118 DOM
11. 2026-06-07
    days on market $357,000 Active 117 DOM
12. 2026-06-05
    days on market $357,000 Active 114 DOM
13. 2026-06-03
    days on market $357,000 Active 113 DOM
14. 2026-06-02
    days on market $357,000 Active 112 DOM
15. 2026-06-01
    days on market $357,000 Active 111 DOM
16. 2026-05-31
    days on market $357,000 Active 110 DOM
17. 2026-02-10
    listed $357,000 Active 872-char remark

    Show marketing remark (872 chars)

    Your renovated, turnkey condo awaits! This exquisite two-bedroom unit, located on the 14th floor of Plumeria Hale on Kapiolani Blvd, combines modern elegance with everyday convenience. It boasts brand-new luxury vinyl plank flooring, a Whirlpool gas stove, an 18-cubic-foot stainless steel Insignia refrigerator, new drapes, 2 new window ac units for the living room and primary bedroom, and a spacious double-basin sink. From the lanai, you can enjoy stunning views of Diamond Head and a peek-a-boo ocean view, complemented by refreshing Mauka breezes. Perfectly situated near the University of Hawaii, public transportation, highway access, and Ala Moana Shopping Center. The building includes on-site community laundry and one covered parking space near the entrance. Enjoy secure entry with a key fob, intercom system, video surveillance, and bike/moped parking.

18. 2025-12-04
    historical
19. 2025-06-04
    price $370,000
20. 2025-02-13
    listed $385,000 Active
21. 2025-02-13
    historical
22. 2025-01-03
    listed $385,000 Active
23. 2023-09-29
    soldstatus $405,000 Sold
24. 2023-08-04
    listed $405,000 Active
25. 2020-10-15
    historical
26. 2020-08-12
    listed $358,000 Active
27. 2018-02-01
    soldstatus $345,000 Sold
28. 2018-02-01
    soldstatus $345,000
29. 2018-01-01
    listed $361,000 Active
30. 2017-12-14
    historical
31. 2017-09-27
    price $370,000
32. 2017-06-02
    price $385,000
33. 2017-05-11
    listed $400,000 Active
34. 2002-05-03
    soldstatus $125,000
35. 2002-04-23
    soldstatus $125,000
36. 2002-04-03
    historical
37. 2002-01-09
    listed $137,000
38. 1995-09-08
    soldstatus $175,000
39. 1992-02-14
    soldstatus $190,000
40. 1987-02-01
    soldstatus $9,900

ⓘ 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: $1,219 · $102/mo
• Projected year-2 tax: $1,219 · $102/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $35,369
• − Mortgage interest: −$19,998
• − Property taxes: −$1,219
• − Insurance: −$1,785
• − Repairs & maintenance: −$2,830
• − Management: −$2,830
• − HOA: −$9,240
• − Depreciation: −$10,385
• Taxable loss: −$12,917
• Est. tax savings @ 24.0%: +$3,100
• After-tax cash flow: $-3,668/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): 29,174
• Household income: $68,296
• Rent vs Own: 66.2% rent · 33.8% own
• Severe rent burden: 2466.0

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 0.69)
• Race & ethnicity: Asian 54% Two or more races 18% White 13% Pacific Islander 10% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Russian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 30% · Vietnam, China, South Korea
• Languages at home: 63% English-only · Other Asian/Pacific 13% Chinese 6% Vietnamese 6%

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: ▼ -1.00%
• Current HPI: 272.9183
• Rent YoY: ▲ 3.55%
• Metro: Urban Honolulu, HI
• State GDP YoY: —
• F500 in state: 0

Price history

+3506.1% since first listed

24 events — show timeline

• 2026-02-10 Listed $357,000 HiCentral MLS
• 2025-12-04 Listing Removed — HiCentral MLS
• 2025-06-04 Price Changed $370,000 HiCentral MLS
• 2025-02-13 Listing Removed — HiCentral MLS
• 2025-02-13 Listed $385,000 HiCentral MLS
• 2025-01-03 Listed $385,000 HiCentral MLS
• 2023-09-29 Sold (MLS) $405,000 HiCentral MLS
• 2023-08-04 Listed $405,000 HiCentral MLS
• 2020-10-15 Listing Removed — HiCentral MLS
• 2020-08-12 Listed $358,000 HiCentral MLS
• 2018-02-01 Sold (Public Records) $345,000 Public Records
• 2018-02-01 Sold (MLS) $345,000 HiCentral MLS
• 2018-01-01 Listed $361,000 HiCentral MLS
• 2017-12-14 Listing Removed — HiCentral MLS
• 2017-09-27 Price Changed $370,000 HiCentral MLS
• 2017-06-02 Price Changed $385,000 HiCentral MLS
• 2017-05-11 Listed $400,000 HiCentral MLS
• 2002-05-03 Sold (MLS) $125,000 HiCentral MLS
• 2002-04-23 Sold (Public Records) $125,000 Public Records
• 2002-04-03 Listing Removed — HiCentral MLS
• 2002-01-09 Listed $137,000 HiCentral MLS
• 1995-09-08 Sold (Public Records) $175,000 Public Records
• 1992-02-14 Sold (Public Records) $190,000 Public Records
• 1987-02-01 Sold (Public Records) $9,900 Public Records

Property tax history

+11.9%/yr

Latest (2022): $1,219 · +19.5% YoY. Source: county tax records.