15-167 Puni Paka Loop · Hawaiian Beaches, HI 96778

$249,900

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 14 Days on market

Built 1988 9,079 sqft lot Est $254k · at est.

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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 +16.5/30.0
• ARV discount +8.3/15.0
• DSCR +5.1/10.0
• 1% rule +3.7/10.0
• 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

Bright, beautiful, and move-in ready, this 3-bedroom, 1.5-bath home In Hawaiian Beaches offers comfortable island living on a fully fenced lot that feels exceptionally wide and expansive. The permitted screened-in lanai provides valuable additional living space and includes its own half bath, making it perfect for entertaining, relaxing, or enjoying Hawaii's indoor-outdoor lifestyle. Dwelling serviced by solar hot water to help lower electricity costs. The property features a convenient carport with room for your vehicle & tools. Access is easy with a main gate for driving onto the property, plus a separate pedestrian gate ideal for returning home from a walk or bike ride. An outdoor

Key facts

• Fish pond
• Fire pit
• Outdoor shower

Tags

• FULLY FENCED LOT
• PERMITTED SCREENED-IN LANAI
• OUTDOOR SHOWER
• FIRE PIT
• FISH POND
• ABOVE GROUND POND

Property features AI

Finance

• Financial info: Not in use as a short-term vacation rental

Exterior

• Parking: Covered parking
• Utilities: Electricity available; Private water source; Cesspool sewer; County solid waste disposal (no charge)
• Exterior features: Fee simple ownership; Lava zone 2; Zoned A-1A; Paved road access

Interior

• Kitchen: Dishwasher; Oven; Range hood; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $80 ($959/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (12.8% below list).
• Recommended offer: $218k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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-, amenities F, commute 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.
• Zoned schools: Keonepoko Elementary School (math 8% / reading 24%, grade F, #169 of 183 statewide, top 93%, 562 students, 75% FRL); Pahoa High & Intermediate School (math 17% / reading 42%, grade F, #35 of 43 statewide, top 86%, 723 students, 74% FRL) — zoned schools average 75% FRL vs 39% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 41% district-wide (-18 pts) — the specific schools serving this property underperform the Hawaii Department Of Education average; the district grade overstates school quality for this exact location.
• 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 $2k of loan paydown is wiped out by about $7k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $75k; list at $250k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,871 (12.8% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $254,496
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15-174 Puni Paka Loop	0.04mi	3/2.0	1,056 (0%)	1mo	$162,000	$153	97
15-2711 Oio St	0.41mi	3/2.0	1,056 (0%)	14mo	$255,000	$241	70

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-35,426
• Equity at exit: $37,261

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-24,377
• Equity at exit: $21,607

Cash invested: $69,972 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,179 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$160 /mo · $1,923/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $80

Break-even live

Break-even rent $2,078

Max offer price $249,900

Occupancy floor 91%

Sensitivity live

Price	-10% $221	-5% $151	+0% $80	+5% $9	+10% $-62
Rent	-10% $-92	-5% $-6	+0% $80	+5% $166	+10% $252
Rate	-1.0pp $206	-0.5pp $143	base $80	+0.5pp $15	+1.0pp $-51

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-22
   days on market $249,900 Active 14 DOM
2. 2026-06-21
   days on market $249,900 Active 13 DOM
3. 2026-06-18
   days on market $249,900 Active 10 DOM
4. 2026-06-17
   days on market $249,900 Active 9 DOM
5. 2026-06-16
   days on market $249,900 Active 8 DOM
6. 2026-06-15
   days on market $249,900 Active 7 DOM
7. 2026-06-13
   days on market $249,900 Active 5 DOM
8. 2026-06-13
   days on market $249,900 Active 4 DOM
9. 2026-06-10
   days on market $249,900 Active 2 DOM
10. 2026-06-08
    remarks 695-char remark
11. 2026-06-08
    listed $249,900 Active 1 DOM

ⓘ 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: $1,923 · $160/mo
• Projected year-2 tax: $1,923 · $160/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $26,145
• − Mortgage interest: −$13,998
• − Property taxes: −$1,923
• − Insurance: −$2,047
• − Repairs & maintenance: −$2,092
• − Management: −$2,092
• − Depreciation: −$7,270
• Taxable loss: −$3,276
• Est. tax savings @ 24.0%: +$786
• After-tax cash flow: $1,745/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

• Census place: Hawaiian Beaches, HI
• 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

+371.5% since first listed

6 events — show timeline

• 2026-06-08 Listed $249,900 HI Information Service
• 2025-11-04 Listing Removed — HI Information Service
• 2025-01-06 Listed $250,000 HI Information Service
• 1991-11-20 Sold (Public Records) $75,000 Public Records
• 1983-06-29 Sold (Public Records) $53,000 Public Records
• 1983-06-01 Sold (Public Records) $53,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,923 · +1.2% YoY. Source: county tax records.