13-3600 Makamae St · Leilani Estates, HI 96778

$364,000

2 bd · 2.0 ba · 1,340 sqft · SingleFamily public records · 73 Days on market

Built 1993 1.00 ac lot $272/sqft · at area comps Est $358k · at est. $225/mo HOA · 8% of rent

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Why this score? — see what drove the F 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 +10.5/30.0
• ARV discount +6.7/15.0
• Schools +3.7/10.0
• 1% rule +3.0/10.0
• DSCR +3.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this inviting 2-bedroom, 2-bath home offering a comfortable and functional layout, complete with a screened-in lanai—perfect for enjoying the outdoors in a relaxed setting. The property also features an additional outdoor shower, ideal for island living. A covered carport with a small storage unit provides added convenience. The yard is home to a variety of established plantings, including banana, lime, grapefruit, lemon, and palm trees, creating a lush, tropical environment. The home is being offered fully furnished, including appliances. Sale includes an ADDITIONAL 2 acres surrounding the home, offering added space and flexibility. Enjoy a peaceful and tranquil setting with a sense of privacy and comfort on a paved road. Buyers and buyers’ agents are advised to conduct their own due diligence on all information deemed material to their purchase.

Key facts

• Additional 2 acres
• Paved road
• Covered carport

Tags

• SCREENED-IN LANAI
• OUTDOOR SHOWER
• COVERED CARPORT
• ESTABLISHED PLANTINGS
• ADDITIONAL 2 ACRES
• PAVED ROAD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $364k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $331k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (20.3% below list).
• Recommended offer: $290k (20.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#144 in HI) — a working-class tenant base; expect higher turnover. Strengths: crime A+; 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: 388 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $11k 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 73 days — a 6% lower offer ($342k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $280k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $290,000 (20.3% 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 73 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.80% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 10.5

CMA / ARV

• ARV (median comp): $357,759
• List price: $364,000
• Delta: 1.74%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.0%
• Equity multiple: 0.30×
• Total profit: $-70,931
• Equity at exit: $54,274

10-year hold

• IRR: -12.9%
• Equity multiple: 0.24×
• Total profit: $-77,090
• Equity at exit: $31,472

Cash invested: $101,920 (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: 388
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,909
• Tax from tax record: −$193 /mo · $2,321/yr
• Insurance: −$152
• HOA: −$225
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-188

Break-even live

Break-even rent $3,138

Max offer price $330,805

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-85	+0% $-188	+5% $-291	+10% $-394
Rent	-10% $-417	-5% $-302	+0% $-188	+5% $-73	+10% $41
Rate	-1.0pp $-5	-0.5pp $-95	base $-188	+0.5pp $-282	+1.0pp $-378

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: $91,000
• Closing costs: $10,920
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13-646 Kamaili Rd Unit 2 Pahoa, HI	2.0	1.0	1200	$2,900	$2.42	45d	1	0.97mi

HOA detail

• Monthly dues: $225 · $2,700/yr

Listing history 28 events

1. 2026-06-21
   days on market $364,000 Active 73 DOM
2. 2026-06-18
   price $364,000 Active 70 DOM
3. 2026-06-18
   days on market $369,000 Active 70 DOM
4. 2026-06-17
   days on market $369,000 Active 69 DOM
5. 2026-06-16
   days on market $369,000 Active 68 DOM
6. 2026-06-15
   days on market $369,000 Active 67 DOM
7. 2026-06-13
   days on market $369,000 Active 65 DOM
8. 2026-06-13
   days on market $369,000 Active 64 DOM
9. 2026-06-10
   days on market $369,000 Active 62 DOM
10. 2026-06-09
    days on market $369,000 Active 61 DOM
11. 2026-06-08
    days on market $369,000 Active 60 DOM
12. 2026-06-07
    days on market $369,000 Active 59 DOM
13. 2026-06-05
    days on market $369,000 Active 56 DOM
14. 2026-06-03
    days on market $369,000 Active 55 DOM
15. 2026-06-02
    days on market $369,000 Active 54 DOM
16. 2026-06-01
    days on market $369,000 Active 53 DOM
17. 2026-05-31
    days on market $369,000 Active 52 DOM
18. 2026-05-06
    price $379,000 880-char remark

    Show marketing remark (880 chars)

    Discover this inviting 2-bedroom, 2-bath home offering a comfortable and functional layout, complete with a screened-in lanai—perfect for enjoying the outdoors in a relaxed setting. The property also features an additional outdoor shower, ideal for island living. A covered carport with a small storage unit provides added convenience. The yard is home to a variety of established plantings, including banana, lime, grapefruit, lemon, and palm trees, creating a lush, tropical environment. The home is being offered fully furnished, including appliances. Sale includes an ADDITIONAL 2 acres surrounding the home, offering added space and flexibility. Enjoy a peaceful and tranquil setting with a sense of privacy and comfort on a paved road. Buyers and buyers’ agents are advised to conduct their own due diligence on all information deemed material to their purchase.

19. 2026-04-03
    listed $389,000 Active 880-char remark

    Show marketing remark (880 chars)

    Discover this inviting 2-bedroom, 2-bath home offering a comfortable and functional layout, complete with a screened-in lanai—perfect for enjoying the outdoors in a relaxed setting. The property also features an additional outdoor shower, ideal for island living. A covered carport with a small storage unit provides added convenience. The yard is home to a variety of established plantings, including banana, lime, grapefruit, lemon, and palm trees, creating a lush, tropical environment. The home is being offered fully furnished, including appliances. Sale includes an ADDITIONAL 2 acres surrounding the home, offering added space and flexibility. Enjoy a peaceful and tranquil setting with a sense of privacy and comfort on a paved road. Buyers and buyers’ agents are advised to conduct their own due diligence on all information deemed material to their purchase.

20. 2022-03-14
    soldstatus $280,000 Sold 1987-char remark

    Show marketing remark (1987 chars)

    Comfortable, affordable and ready to move into home in the world famous Leilani estates. This 2 bedroom, 2 bathroom home, perched, at just the right angle, on top of a natural knoll, was designed to take advantage of the wonderful trade wind breezes and beautiful sunrises East Hawai’i is famous for. The home has a large open main living area with large picture windows also facing East and overlooking the green lawn. In the dining area there is plenty of room for a large formal table to seat 6 or more. The kitchen has 2 bars with seating, fun blue ceramic tile counter tops, a dishwasher, range/oven, newer refrigerator plus plenty of storage. A comfortable main bedroom with on suite bathroom plus new large, covered lanai is on the front side of the home while the guest bedroom, full sized bathroom and large laundry room are across the hall on the back side. Outside the home is a newly built carport, the new front lanai and a Ferro-cement catchment tank with water filtration system. A new front gate was recently added for privacy. This 1 acre property has lush bright green new undergrowth and is ready for its new owners to create beautiful gardens, plant fruit trees and make this property their own. The big job of clearing/removing many of the older trees is done!Sellers have recently repainted the home inside and out including the roof and catchment tank. There is new, grey wood grain look tile in bedrooms and hallway. Driveway was scraped and rocked. Five inside ceiling fans and other light fixtures were replaced plus most of the outlets and switches throughout the house. The kitchen sink and faucet were replaced along with the water pump. There is a newer washer, a newly installed exhaust fan in the master bathroom and 4 new propane tanks. Leilani Estates is a wonderful community a short distance to Pahoa Town. It has paved roads, high speed internet, a community center with a multi-purpose pavilion, playground, ball fields and meeting facilities.

21. 2022-02-12
    historical Contingent 1987-char remark

    Show marketing remark (1987 chars)

    Comfortable, affordable and ready to move into home in the world famous Leilani estates. This 2 bedroom, 2 bathroom home, perched, at just the right angle, on top of a natural knoll, was designed to take advantage of the wonderful trade wind breezes and beautiful sunrises East Hawai’i is famous for. The home has a large open main living area with large picture windows also facing East and overlooking the green lawn. In the dining area there is plenty of room for a large formal table to seat 6 or more. The kitchen has 2 bars with seating, fun blue ceramic tile counter tops, a dishwasher, range/oven, newer refrigerator plus plenty of storage. A comfortable main bedroom with on suite bathroom plus new large, covered lanai is on the front side of the home while the guest bedroom, full sized bathroom and large laundry room are across the hall on the back side. Outside the home is a newly built carport, the new front lanai and a Ferro-cement catchment tank with water filtration system. A new front gate was recently added for privacy. This 1 acre property has lush bright green new undergrowth and is ready for its new owners to create beautiful gardens, plant fruit trees and make this property their own. The big job of clearing/removing many of the older trees is done!Sellers have recently repainted the home inside and out including the roof and catchment tank. There is new, grey wood grain look tile in bedrooms and hallway. Driveway was scraped and rocked. Five inside ceiling fans and other light fixtures were replaced plus most of the outlets and switches throughout the house. The kitchen sink and faucet were replaced along with the water pump. There is a newer washer, a newly installed exhaust fan in the master bathroom and 4 new propane tanks. Leilani Estates is a wonderful community a short distance to Pahoa Town. It has paved roads, high speed internet, a community center with a multi-purpose pavilion, playground, ball fields and meeting facilities.

22. 2022-01-31
    status Active 1987-char remark

    Show marketing remark (1987 chars)

    Comfortable, affordable and ready to move into home in the world famous Leilani estates. This 2 bedroom, 2 bathroom home, perched, at just the right angle, on top of a natural knoll, was designed to take advantage of the wonderful trade wind breezes and beautiful sunrises East Hawai’i is famous for. The home has a large open main living area with large picture windows also facing East and overlooking the green lawn. In the dining area there is plenty of room for a large formal table to seat 6 or more. The kitchen has 2 bars with seating, fun blue ceramic tile counter tops, a dishwasher, range/oven, newer refrigerator plus plenty of storage. A comfortable main bedroom with on suite bathroom plus new large, covered lanai is on the front side of the home while the guest bedroom, full sized bathroom and large laundry room are across the hall on the back side. Outside the home is a newly built carport, the new front lanai and a Ferro-cement catchment tank with water filtration system. A new front gate was recently added for privacy. This 1 acre property has lush bright green new undergrowth and is ready for its new owners to create beautiful gardens, plant fruit trees and make this property their own. The big job of clearing/removing many of the older trees is done!Sellers have recently repainted the home inside and out including the roof and catchment tank. There is new, grey wood grain look tile in bedrooms and hallway. Driveway was scraped and rocked. Five inside ceiling fans and other light fixtures were replaced plus most of the outlets and switches throughout the house. The kitchen sink and faucet were replaced along with the water pump. There is a newer washer, a newly installed exhaust fan in the master bathroom and 4 new propane tanks. Leilani Estates is a wonderful community a short distance to Pahoa Town. It has paved roads, high speed internet, a community center with a multi-purpose pavilion, playground, ball fields and meeting facilities.

23. 2021-12-21
    historical Contingent 1987-char remark

    Show marketing remark (1987 chars)

    Comfortable, affordable and ready to move into home in the world famous Leilani estates. This 2 bedroom, 2 bathroom home, perched, at just the right angle, on top of a natural knoll, was designed to take advantage of the wonderful trade wind breezes and beautiful sunrises East Hawai’i is famous for. The home has a large open main living area with large picture windows also facing East and overlooking the green lawn. In the dining area there is plenty of room for a large formal table to seat 6 or more. The kitchen has 2 bars with seating, fun blue ceramic tile counter tops, a dishwasher, range/oven, newer refrigerator plus plenty of storage. A comfortable main bedroom with on suite bathroom plus new large, covered lanai is on the front side of the home while the guest bedroom, full sized bathroom and large laundry room are across the hall on the back side. Outside the home is a newly built carport, the new front lanai and a Ferro-cement catchment tank with water filtration system. A new front gate was recently added for privacy. This 1 acre property has lush bright green new undergrowth and is ready for its new owners to create beautiful gardens, plant fruit trees and make this property their own. The big job of clearing/removing many of the older trees is done!Sellers have recently repainted the home inside and out including the roof and catchment tank. There is new, grey wood grain look tile in bedrooms and hallway. Driveway was scraped and rocked. Five inside ceiling fans and other light fixtures were replaced plus most of the outlets and switches throughout the house. The kitchen sink and faucet were replaced along with the water pump. There is a newer washer, a newly installed exhaust fan in the master bathroom and 4 new propane tanks. Leilani Estates is a wonderful community a short distance to Pahoa Town. It has paved roads, high speed internet, a community center with a multi-purpose pavilion, playground, ball fields and meeting facilities.

24. 2021-12-07
    listed $289,000 Active 1987-char remark

    Show marketing remark (1987 chars)

    Comfortable, affordable and ready to move into home in the world famous Leilani estates. This 2 bedroom, 2 bathroom home, perched, at just the right angle, on top of a natural knoll, was designed to take advantage of the wonderful trade wind breezes and beautiful sunrises East Hawai’i is famous for. The home has a large open main living area with large picture windows also facing East and overlooking the green lawn. In the dining area there is plenty of room for a large formal table to seat 6 or more. The kitchen has 2 bars with seating, fun blue ceramic tile counter tops, a dishwasher, range/oven, newer refrigerator plus plenty of storage. A comfortable main bedroom with on suite bathroom plus new large, covered lanai is on the front side of the home while the guest bedroom, full sized bathroom and large laundry room are across the hall on the back side. Outside the home is a newly built carport, the new front lanai and a Ferro-cement catchment tank with water filtration system. A new front gate was recently added for privacy. This 1 acre property has lush bright green new undergrowth and is ready for its new owners to create beautiful gardens, plant fruit trees and make this property their own. The big job of clearing/removing many of the older trees is done!Sellers have recently repainted the home inside and out including the roof and catchment tank. There is new, grey wood grain look tile in bedrooms and hallway. Driveway was scraped and rocked. Five inside ceiling fans and other light fixtures were replaced plus most of the outlets and switches throughout the house. The kitchen sink and faucet were replaced along with the water pump. There is a newer washer, a newly installed exhaust fan in the master bathroom and 4 new propane tanks. Leilani Estates is a wonderful community a short distance to Pahoa Town. It has paved roads, high speed internet, a community center with a multi-purpose pavilion, playground, ball fields and meeting facilities.

25. 2005-02-15
    soldstatus $239,000
26. 2005-02-15
    soldstatus $239,000
27. 2004-12-22
    listed $239,000
28. 2003-12-09
    soldstatus $90,000

ⓘ 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: $2,321 · $193/mo
• Projected year-2 tax: $2,321 · $193/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $34,800
• − Mortgage interest: −$20,390
• − Property taxes: −$2,321
• − Insurance: −$1,820
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$2,700
• − Depreciation: −$10,589
• Taxable loss: −$8,587
• Est. tax savings @ 24.0%: +$2,061
• After-tax cash flow: $-194/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 — Leilani Estates

• Score: 52/100
• State rank: #144
• US rank: #24982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leilani Estates, 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

+321.1% since first listed

11 events — show timeline

• 2026-05-06 Price Changed $379,000 HI Information Service
• 2026-04-03 Listed $389,000 HI Information Service
• 2022-03-14 Sold (MLS) $280,000 HI Information Service
• 2022-02-12 Contingent — HI Information Service
• 2022-01-31 Relisted — HI Information Service
• 2021-12-21 Contingent — HI Information Service
• 2021-12-07 Listed $289,000 HI Information Service
• 2005-02-15 Sold (MLS) $239,000 HI Information Service
• 2005-02-15 Sold (Public Records) $239,000 Public Records
• 2004-12-22 Listed $239,000 HI Information Service
• 2003-12-09 Sold (Public Records) $90,000 Public Records

Property tax history

+18.3%/yr

Latest (2025): $2,321 · +4.3% YoY. Source: county tax records.