14-4767 Sadileck Rd · Hawaiian Beaches, HI 96778

$199,000

2 bd · 1.0 ba · 1,431 sqft · SingleFamily public records · 48 Days on market

Built 1980 2.57 ac lot $139/sqft · 25% below area Est $264k · 25% under

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Why this score? — see what drove the C 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.2/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The home opens into the kitchen area, which is ready for renovation. The layout includes two bedrooms and one bathroom in need of a full remodel. A spacious living area with tall vaulted ceilings creates an open feel, with a staircase leading to an upstairs loft previously used as an office. Additional storage is located beneath the stairs. Straight grain old growth wood siding runs throughout the majority of the home, adding warmth and character. Nestled near the end of a quiet road in WaaWaa, this 2.57-acre property offers privacy, space, and an off-grid lifestyle. The 1,431 sq ft structure is built with redwood and cedar, providing a solid base for future improvements. Two cement catchme

Key facts

• 2.57 acre property
• Room for agriculture
• 2.57 acre lot

Tags

• OLD GROWTH WOOD SIDING
• 2.57 ACRE PROPERTY
• TWO CEMENT CATCHMENT TANKS
• ROOM FOR AGRICULTURE
• PEACEFUL RURAL SETTING

Property features AI

Finance

• Financial info: Home exemption listed; Not used as a short-term vacation rental

Exterior

• Parking: Unassigned parking
• Utilities: Photovoltaic power system; Electricity available; Catchment water; Cesspool sewer; No solid waste disposal service listed
• Home design: Property type: Land
• Exterior features: Fee simple ownership; Not in agricultural dedication; Lava zone 2; Zoned A-3A

Interior

• Bathrooms: 1 full bathroom
• Interior features: Private, unpaved road access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.8% in Hawaiian Beaches — 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 55/100 on livability (#128 in HI) — a working-class tenant base; expect higher turnover. Strengths: 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: 387 active listings in the ZIP; 982 units permitted in Hawaii County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Hawaii County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $199k implies a 232% gain — meaningful room to come down on a strong offer.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $264,409
• List price: $199,000
• Delta: -24.74%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-17,240
• Equity at exit: $29,672

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $4,396
• Equity at exit: $17,206

Cash invested: $55,720 (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 96778

• Home prices YoY: -15.3%
• Active inventory: 387
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,038 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $235

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 83%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $199,000 Active 48 DOM
2. 2026-06-17
   days on market $199,000 Active 47 DOM
3. 2026-06-16
   days on market $199,000 Active 46 DOM
4. 2026-06-15
   days on market $199,000 Active 45 DOM
5. 2026-06-13
   days on market $199,000 Active 43 DOM
6. 2026-06-13
   days on market $199,000 Active 42 DOM
7. 2026-06-10
   days on market $199,000 Active 40 DOM
8. 2026-06-09
   days on market $199,000 Active 39 DOM
9. 2026-06-08
   days on market $199,000 Active 38 DOM
10. 2026-06-07
    days on market $199,000 Active 37 DOM
11. 2026-06-05
    days on market $199,000 Active 34 DOM
12. 2026-06-03
    days on market $199,000 Active 33 DOM
13. 2026-06-02
    days on market $199,000 Active 32 DOM
14. 2026-06-01
    days on market $199,000 Active 31 DOM
15. 2026-05-31
    days on market $199,000 Active 30 DOM
16. 2026-05-01
    listed $199,000 Active 994-char remark
17. 1998-04-20
    soldstatus $60,000

ⓘ 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: $24,461
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$5,789
• Taxable loss: −$369
• Est. tax savings @ 24.0%: +$88
• After-tax cash flow: $2,910/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 Beaches

• Score: 55/100
• State rank: #128
• US rank: #23148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,225

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 0.82)
• Race & ethnicity: White 37% Two or more races 30% Hispanic / Latino 15% Pacific Islander 15% Asian 12%
• Hispanic origin (detail): Mexican 4% Puerto Rican 9%
• Common ancestry: Russian 7% Italian 3% Romanian 3%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 77% English-only · Other Asian/Pacific 11% Tagalog/Filipino 1% Russian/Polish/Slavic 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: ▼ -31.52%
• Current HPI: 173.8168
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+231.7% since first listed

2 events — show timeline

• 2026-05-01 Listed $199,000 HI Information Service
• 1998-04-20 Sold (Public Records) $60,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $200 · +0.0% YoY. Source: county tax records.