1750 Kalakaua Ave #3103 · Urban Honolulu, HI 96826

$80,400

2 bd · 2.0 ba · 1,205 sqft · Condo public records · 195 Days on market

Built 1978 $67/sqft · 87% below area $1852/mo HOA · 50% of rent ↓ 51% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Appreciation +4.5/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity to own in Century Center. Property is Leasehold. Working on obtaining most current lease information. Lease rent amount is NOT $0. Buyer to complete own due diligence. Zoned BMX-3 Community Business Mixed Use, which allows for both commercial and residential use.

Key facts

• $1,852 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $80k).
• Recommended offer: $71k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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 C — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: Rents rising (+3.5%/yr); 160 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,638 units permitted in Honolulu County in 2024 (793 in 5+ unit buildings).
• At $3,716/mo this rent would consume 65% 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 $556 of loan paydown is wiped out by about $807 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.
• At projected returns (-1.0% appreciation + 3.5% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $40k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 50% of rent.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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 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: 4.62% ✓
• Cap rate: 13.61%
• Cash-on-cash: 26.13%
• DSCR: 2.16
• GRM: 1.8

CMA / ARV

• ARV (median comp): $613,288
• List price: $80,400
• Delta: -86.89%
• 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: 22.8%
• Equity multiple: 2.08×
• Total profit: $24,244
• Equity at exit: $19,389

10-year hold

• IRR: 29.7%
• Equity multiple: 4.38×
• Total profit: $76,088
• Equity at exit: $20,343

Cash invested: $22,512 (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: 160
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $3,716 high
• Mortgage (P&I): −$422
• Tax from tax record: −$139 /mo · $1,663/yr
• Insurance: −$34
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,852
• Vacancy / Maint / Mgmt: −$780
• Net cashflow: $424

Break-even live

Break-even rent $3,180

Max offer price $80,400

Occupancy floor 84%

Sensitivity live

Price	-10% $469	-5% $447	+0% $424	+5% $401	+10% $378
Rent	-10% $130	-5% $277	+0% $424	+5% $571	+10% $717
Rate	-1.0pp $464	-0.5pp $444	base $424	+0.5pp $403	+1.0pp $382

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: $20,100
• Closing costs: $2,412
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1750 Kalakaua Ave #2704 Honolulu, HI	2.0	2.0	1065	$3,300	$3.10	24d	1	0.03mi
475 Atkinson Dr Honolulu, HI	1.0–2.0	1.0	855	$3,000	$3.51	24d	2	0.15mi
475 Atkinson Dr Honolulu, HI	1.0–2.0	1.0	798	$3,000	$3.76	22d	3	0.15mi
1631 Kapiolani Blvd #3301 Honolulu, HI	2.0	2.0	892	$3,675	$4.12	4d	1	0.19mi
1631 Kapiolani Blvd #3511 Honolulu, HI	2.0	2.0	895	$3,750	$4.19	45d	1	0.19mi
1717 Ala Wai Blvd Honolulu, HI	2.0	2.0	922	$3,350	$3.63	45d	1	0.20mi
1717 Ala Wai Blvd Honolulu, HI	2.0–3.0	2.0	1026	$2,750	$2.68	4d	2	0.21mi
1645 Ala Wai Blvd #1002 Honolulu, HI	2.0	1.5	1000	$3,400	$3.40	17d	1	0.23mi
1837 Kalakaua Ave Unit 28032803 Honolulu, HI	2.0	2.0	1145	$5,500	$4.80	24d	1	0.26mi
1837 Kalakaua Ave Honolulu, HI	2.0	2.0	1004	$4,850	$4.83	4d	3	0.27mi
1551 Ala Wai Blvd Honolulu, HI	2.0	2.0–3.0	1140	$5,750	$5.04	17d	6	0.28mi
1888 Kalakaua Ave Honolulu, HI	2.0–3.0	2.0–3.0	2176	$6,500	$2.99	4d	2	0.29mi
1551 Ala Wai Blvd Unit 1327707P Honolulu, HI	2.0	2.0	1108	$5,868	$5.30	3d	1	0.29mi
469 Ena Rd Honolulu, HI	2.0–3.0	2.0–3.0	1098	$3,000	$2.73	18d	3	0.30mi
469 Ena Rd #1501 Honolulu, HI	3.0	3.0	1249	$4,000	$3.20	45d	1	0.30mi
469 Ena Rd Honolulu, HI	2.0–3.0	2.0–3.0	1098	$2,990	$2.72	4d	4	0.30mi
2014 Fern St Honolulu, HI	3.0	2.0	983	$3,000	$3.05	24d	1	0.31mi
1650 Ala Moana Blvd Honolulu, HI	2.0	2.0	1428	$4,500	$3.15	24d	1	0.31mi
1650 Ala Moana Blvd #1611 Honolulu, HI	1.0	1.0	930	$3,100	$3.33	4d	1	0.31mi
1650 Ala Moana Blvd #3709 Honolulu, HI	2.0	2.0	1500	$6,000	$4.00	24d	1	0.31mi
1555 Kapiolani Blvd Honolulu, HI	1.0–3.0	1.0–3.0	1719	$12,750	$7.42	4d	4	0.34mi
1555 Kapiolani Blvd Honolulu, HI	1.0–2.0	1.0–2.0	1006	$9,500	$9.44	45d	4	0.34mi
343 Hobron Ln Unit 1327706P Honolulu, HI	2.0	2.0	947	$4,437	$4.69	13d	1	0.35mi
343 Hobron Ln Honolulu, HI	2.0	2.0–2.5	1282	$4,825	$3.76	17d	2	0.35mi
343 Hobron Ln Honolulu, HI	2.0	2.0–2.5	1301	$4,575	$3.52	45d	2	0.35mi
343 Hobron Ln Honolulu, HI	2.0	2.0–2.5	1365	$4,800	$3.52	15d	2	0.35mi
343 Hobron Ln Honolulu, HI	1.0–2.0	1.5–2.5	1220	$5,750	$4.71	21d	4	0.35mi
343 Hobron Ln Honolulu, HI	1.0–2.0	1.5–2.5	1220	$5,750	$4.71	24d	4	0.35mi
1800 Kaioo Dr Honolulu, HI	2.0	2.0	837	$3,295	$3.94	11d	1	0.35mi
1676 Ala Moana Blvd Honolulu, HI	2.0	1.5	801	$3,350	$4.18	4d	2	0.36mi
2011 Waiola St Honolulu, HI	3.0	2.0	800	$3,100	$3.88	22d	1	0.38mi
1860 Ala Moana Blvd Unit 902B Honolulu, HI	2.0	2.0	1171	$3,100	$2.65	24d	1	0.38mi
1860 Ala Moana Blvd #1809 Honolulu, HI	2.0	2.0	1180	$3,800	$3.22	45d	1	0.38mi
1910 Ala Moana Blvd Honolulu, HI	2.0	2.0	1238	$4,975	$4.02	4d	2	0.39mi
1810 Kaioo Dr Unit B310 Honolulu, HI	2.0	2.0	837	$3,200	$3.82	24d	1	0.39mi
1778 Ala Moana Blvd Unit 1541754P Honolulu, HI	1.0	1.0	721	$4,387	$6.08	15d	1	0.40mi
1778 Ala Moana Blvd #1002 Honolulu, HI	1.0	1.0	769	$2,800	$3.64	24d	1	0.41mi
1778 Ala Moana Blvd #1219 Honolulu, HI	1.0	1.0	724	$4,600	$6.35	24d	1	0.41mi
1778 Ala Moana Blvd #801 Honolulu, HI	1.0	1.0	724	$3,400	$4.70	24d	1	0.41mi
1778 Ala Moana Blvd #2606 Honolulu, HI	1.0	1.0	724	$2,895	$4.00	4d	1	0.41mi

HOA detail condo

• Monthly dues: $1,852 · $22,224/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $80,400 Active 195 DOM
2. 2026-06-18
   days on market $80,400 Active 192 DOM
3. 2026-06-17
   pricedays on market $80,400 Active 191 DOM
4. 2026-06-15
   days on market $87,310 Active 189 DOM
5. 2026-06-13
   days on market $87,310 Active 187 DOM
6. 2026-06-13
   days on market $87,310 Active 186 DOM
7. 2026-06-10
   days on market $87,310 Active 184 DOM
8. 2026-06-09
   days on market $87,310 Active 183 DOM
9. 2026-06-08
   days on market $87,310 Active 182 DOM
10. 2026-06-07
    days on market $87,310 Active 181 DOM
11. 2026-06-05
    days on market $87,310 Active 178 DOM
12. 2026-06-03
    days on market $87,310 Active 177 DOM
13. 2026-06-02
    days on market $87,310 Active 176 DOM
14. 2026-06-01
    days on market $87,310 Active 175 DOM
15. 2026-05-31
    days on market $87,310 Active 174 DOM
16. 2026-05-15
    price $87,310 281-char remark

    Show marketing remark (281 chars)

    Great opportunity to own in Century Center. Property is Leasehold. Working on obtaining most current lease information. Lease rent amount is NOT $0. Buyer to complete own due diligence. Zoned BMX-3 Community Business Mixed Use, which allows for both commercial and residential use.

17. 2026-04-14
    price $94,900 281-char remark

    Show marketing remark (281 chars)

    Great opportunity to own in Century Center. Property is Leasehold. Working on obtaining most current lease information. Lease rent amount is NOT $0. Buyer to complete own due diligence. Zoned BMX-3 Community Business Mixed Use, which allows for both commercial and residential use.

18. 2026-03-22
    price $102,900 281-char remark

    Show marketing remark (281 chars)

    Great opportunity to own in Century Center. Property is Leasehold. Working on obtaining most current lease information. Lease rent amount is NOT $0. Buyer to complete own due diligence. Zoned BMX-3 Community Business Mixed Use, which allows for both commercial and residential use.

19. 2026-02-04
    price $111,000 281-char remark

    Show marketing remark (281 chars)

    Great opportunity to own in Century Center. Property is Leasehold. Working on obtaining most current lease information. Lease rent amount is NOT $0. Buyer to complete own due diligence. Zoned BMX-3 Community Business Mixed Use, which allows for both commercial and residential use.

20. 2026-01-16
    status Active 281-char remark

    Show marketing remark (281 chars)

    Great opportunity to own in Century Center. Property is Leasehold. Working on obtaining most current lease information. Lease rent amount is NOT $0. Buyer to complete own due diligence. Zoned BMX-3 Community Business Mixed Use, which allows for both commercial and residential use.

21. 2025-12-31
    historical Active Under Contract 281-char remark

    Show marketing remark (281 chars)

    Great opportunity to own in Century Center. Property is Leasehold. Working on obtaining most current lease information. Lease rent amount is NOT $0. Buyer to complete own due diligence. Zoned BMX-3 Community Business Mixed Use, which allows for both commercial and residential use.

22. 2025-12-04
    listed $120,650 Active 281-char remark

    Show marketing remark (281 chars)

    Great opportunity to own in Century Center. Property is Leasehold. Working on obtaining most current lease information. Lease rent amount is NOT $0. Buyer to complete own due diligence. Zoned BMX-3 Community Business Mixed Use, which allows for both commercial and residential use.

23. 2017-05-31
    historical
24. 2016-10-19
    price $209,000
25. 2016-07-18
    listed $255,000 Active
26. 2004-07-09
    soldstatus $396,000
27. 1988-04-15
    soldstatus $167,000
28. 1988-04-01
    soldstatus $179,200

ⓘ 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: $1,663 · $139/mo
• Projected year-2 tax: $1,663 · $139/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $44,596
• − Mortgage interest: −$4,504
• − Property taxes: −$1,663
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,568
• − Management: −$3,568
• − HOA: −$22,224
• − Depreciation: −$2,339
• Taxable income: $5,532
• Est. tax owed @ 24.0%: −$1,328
• After-tax cash flow: $3,757/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)

No district data.

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

-51.3% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $87,310 HiCentral MLS
• 2026-04-14 Price Changed $94,900 HiCentral MLS
• 2026-03-22 Price Changed $102,900 HiCentral MLS
• 2026-02-04 Price Changed $111,000 HiCentral MLS
• 2026-01-16 Relisted — HiCentral MLS
• 2025-12-31 Contingent — HiCentral MLS
• 2025-12-04 Listed $120,650 HiCentral MLS
• 2017-05-31 Listing Removed — HiCentral MLS
• 2016-10-19 Price Changed $209,000 HiCentral MLS
• 2016-07-18 Listed $255,000 HiCentral MLS
• 2004-07-09 Sold (Public Records) $396,000 Public Records
• 1988-04-15 Sold (Public Records) $167,000 Public Records
• 1988-04-01 Sold (Public Records) $179,200 Public Records

Property tax history

+0.2%/yr

Latest (2014): $1,663 · +1.4% YoY. Source: county tax records.