41-160 Huli St · Waimanalo Beach, HI 96795

$380,000

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 111 Days on market

Built 1967 7,525 sqft lot $411/sqft · 67% below area ↓ 31% 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 +11.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +3.7/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Hawaiian Homelands in Waimanalo- Opportunity to build your dreamhome in the country near the beach, busline & school. Purchaser must be at least 50% Hawaiian. This is a leasehold property.

Key facts

• 7,525 sq ft lot
• 2 parking spots
• Built 1967

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $366k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (15.8% below list).
• Recommended offer: $320k (15.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#86 in HI) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, housing B+; Watch: health & safety C-, schools D, amenities F.
• 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: 10 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,638 units permitted in Honolulu County in 2024 (793 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($3k loan paydown + $8k appreciation (2.2% local appreciation)).
• Honolulu County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($346k) is reasonable based on typical stale-listing flexibility.

Recommended offer $320,000 (15.8% 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 111 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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 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: 0.84% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $1,161,566
• List price: $380,000
• Delta: -67.29%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

2.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.23×
• Total profit: $24,058
• Equity at exit: $154,354

10-year hold

• IRR: 7.7%
• Equity multiple: 2.08×
• Total profit: $114,464
• Equity at exit: $225,760

Cash invested: $106,400 (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 96795

• Home prices YoY: 0.7%
• Active inventory: 10
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,993
• Tax est. 1.5%: −$475 /mo · $5,700/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $-98

Break-even live

Break-even rent $3,324

Max offer price $365,806

Occupancy floor 98%

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41-046 Hinalea St Waimanalo, HI	2.0	1.0	800	$3,200	$4.00	44d	1	0.85mi

Listing history 18 events

1. 2026-06-18
   days on market $380,000 Active 111 DOM
2. 2026-06-17
   days on market $380,000 Active 110 DOM
3. 2026-06-16
   days on market $380,000 Active 109 DOM
4. 2026-06-15
   days on market $380,000 Active 108 DOM
5. 2026-06-13
   days on market $380,000 Active 106 DOM
6. 2026-06-13
   days on market $380,000 Active 105 DOM
7. 2026-06-10
   days on market $380,000 Active 103 DOM
8. 2026-06-09
   days on market $380,000 Active 102 DOM
9. 2026-06-08
   days on market $380,000 Active 101 DOM
10. 2026-06-07
    days on market $380,000 Active 100 DOM
11. 2026-06-05
    days on market $380,000 Active 97 DOM
12. 2026-06-03
    days on market $380,000 Active 96 DOM
13. 2026-06-02
    days on market $380,000 Active 95 DOM
14. 2026-06-01
    days on market $380,000 Active 94 DOM
15. 2026-05-31
    days on market $380,000 Active 93 DOM
16. 2026-04-14
    price $380,000 194-char remark

    Show marketing remark (194 chars)

    Hawaiian Homelands in Waimanalo- Opportunity to build your dreamhome in the country near the beach, busline & school. Purchaser must be at least 50% Hawaiian. This is a leasehold property.

17. 2026-03-12
    price $425,000 194-char remark

    Show marketing remark (194 chars)

    Hawaiian Homelands in Waimanalo- Opportunity to build your dreamhome in the country near the beach, busline & school. Purchaser must be at least 50% Hawaiian. This is a leasehold property.

18. 2026-02-27
    listed $550,000 Active 194-char remark

    Show marketing remark (194 chars)

    Hawaiian Homelands in Waimanalo- Opportunity to build your dreamhome in the country near the beach, busline & school. Purchaser must be at least 50% Hawaiian. This is a leasehold property.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $38,400
• − Mortgage interest: −$21,286
• − Property taxes: −$5,700
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$11,055
• Taxable loss: −$7,684
• Est. tax savings @ 24.0%: +$1,844
• After-tax cash flow: $667/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 — Waimanalo Beach

• Score: 60/100
• State rank: #86
• US rank: #18767

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waimanalo Beach, HI
• Population (ZIP): 10,315

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 0.96)
• Race & ethnicity: Two or more races 46% Pacific Islander 33% Hispanic / Latino 15% Asian 10% White 9%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7%
• Common ancestry: Russian 5% Lithuanian 1% Portuguese 1%
• Foreign-born: 4% · China
• Languages at home: 88% English-only · Other Asian/Pacific 7% Spanish 2% Tagalog/Filipino 2%

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: ▲ 2.22%
• Current HPI: 335.4614
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-30.9% since first listed

3 events — show timeline

• 2026-04-14 Price Changed $380,000 HiCentral MLS
• 2026-03-12 Price Changed $425,000 HiCentral MLS
• 2026-02-27 Listed $550,000 HiCentral MLS

Property tax history

+0.0%/yr

Latest (2022): $300 · +0.0% YoY. Source: county tax records.