2481 Kaanapali Pkwy Unit 1270 H · Kaanapali, HI 96761

$89,000

1 bd · 2.0 ba · 905 sqft · Condo public records · 51 Days on market

Built 1974 $98/sqft · at area comps Est $92k · at est. $411/mo HOA · 12% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.2/10.0

Listing remarks MLS

Spectacular views from the 12th floor! Whaler time interval 1270 T is a 1 bedroom, 2 bathroom condo, located on the inner courtyard of Tower II. The condo is nicely appointed with tile flooring, hardwood cabinetry, granite counter tops, and stainless steel appliances. Occupancy for this time interval is from September 17 to October 1 annually. The annual maintenance fees offer ease of payment with a portion billed in February and the balance due in the late summer/early fall. Fees include property taxes, grounds, building and unit maintenance, reserve fund, and housekeeping. The Whaler on Kaanapali Beach boasts amenities that include an ocean view pool along the famed Kaanapali Beach walk, state of the art workout facility, underground parking, tennis courts, and a business center. Beachside BBQs, on-site concierge services, and beach activity kiosk are some of the highlights offered on property. Enjoy the center courtyard featuring tropical landscaping and a Koi fish pond. Situated in the heart of Kaanapali Beach, The Whaler is a short distance away from famed Black Rock and world class shopping and dining, as well as championship golf courses. The Whaler is zoned hotel.

Key facts

• Underground parking
• Business center
• Beachside bbqs

Tags

• SPACIOUS LANAI
• OCEAN VIEW POOL
• UNDERGROUND PARKING
• TENNIS COURTS
• BUSINESS CENTER
• BEACHSIDE BBQS

Property features AI

Finance

• Other: Zoned H-2 (Hotel District)
• Financial info: Short term lease allowed; Fee simple
• HOA & community: Annual association fee

Exterior

• Utilities: Underground electric; Public sewer; Phone connected; Cable connected; Private water
• Home design: Residential income property; High-rise (4+ stories); Building name: Whaler II; Facing: (view noted as ocean)
• Construction: Concrete construction; Basement (finished, full); Built in 1974
• Exterior features: Covered lanai/deck; Barbecue; Tennis court(s); In-ground pool; Spa/Hot Tub; Ocean view; Beachfront

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 total bathrooms
• Heating & cooling: Central A/C
• Interior features: Ceiling fan(s); Furnished; TV cable; Exercise room; Drapes
• Laundry & utility: Washer; Dryer; Community laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#19 in HI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, commute B+; Watch: health & safety C-, amenities F, cost of living 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: King Kamehameha Iii Elementary School (math 41% / reading 51%, grade D-, #68 of 183 statewide, top 37%, 607 students, 40% FRL); Lahaina Intermediate School (math 19% / reading 42%, grade F, #27 of 42 statewide, top 63%, 647 students, 51% FRL); Lahainaluna High School (math 12% / reading 57%, grade F, #30 of 43 statewide, top 76%, 1,037 students, 46% FRL).
• Market conditions: Rents rising (+4.0%/yr); 640 active listings in the ZIP; solid renter incomes; 906 units permitted in Maui County in 2024 (289 in 5+ unit buildings).
• This rent runs 41% of the median local income ($101k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Maui County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago 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 $70k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 3.87% ✓
• Cap rate: 29.17%
• Cash-on-cash: 81.70%
• DSCR: 4.64
• GRM: 2.2

CMA / ARV

• ARV (median comp): $91,636
• List price: $89,000
• Delta: -2.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2481 Kaanapali Pkwy Unit 808 I	0.02mi	1/2.0	905 (0%)	12mo	$38,500	$43	89

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 · 3.97% rent growth · sell at horizon

5-year hold

• IRR: 83.4%
• Equity multiple: 4.91×
• Total profit: $97,334
• Equity at exit: $13,270

10-year hold

• IRR: 86.9%
• Equity multiple: 10.60×
• Total profit: $239,345
• Equity at exit: $7,695

Cash invested: $24,920 (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 96761

• Home prices YoY: -1.9%
• Rents YoY: 4.0%
• Active inventory: 640
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $3,446 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$411
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $1,697

Break-even live

Break-even rent $1,299

Max offer price $89,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,758	-5% $1,727	+0% $1,697	+5% $1,666	+10% $1,635
Rent	-10% $1,424	-5% $1,560	+0% $1,697	+5% $1,833	+10% $1,969
Rate	-1.0pp $1,741	-0.5pp $1,719	base $1,697	+0.5pp $1,674	+1.0pp $1,650

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $411 · $4,932/yr
• Likely covers: landscapingpooldoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $89,000 Active 51 DOM
2. 2026-06-18
   days on market $89,000 Active 48 DOM
3. 2026-06-17
   days on market $89,000 Active 47 DOM
4. 2026-06-16
   days on market $89,000 Active 46 DOM
5. 2026-06-15
   days on market $89,000 Active 45 DOM
6. 2026-06-13
   days on market $89,000 Active 43 DOM
7. 2026-06-13
   days on market $89,000 Active 42 DOM
8. 2026-06-10
   days on market $89,000 Active 40 DOM
9. 2026-06-09
   days on market $89,000 Active 39 DOM
10. 2026-06-08
    days on market $89,000 Active 38 DOM
11. 2026-06-07
    days on market $89,000 Active 37 DOM
12. 2026-06-05
    days on market $89,000 Active 34 DOM
13. 2026-06-03
    days on market $89,000 Active 33 DOM
14. 2026-06-02
    days on market $89,000 Active 32 DOM
15. 2026-06-01
    days on market $89,000 Active 31 DOM
16. 2026-05-31
    days on market $89,000 Active 30 DOM
17. 2026-05-01
    listed $89,000 Active 1249-char remark
18. 2025-10-20
    soldstatus $70,000 Sold 1190-char remark

    Show marketing remark (1190 chars)

    Spectacular views from the 12th floor! Whaler time interval 1270 T is a 1 bedroom, 2 bathroom condo, located on the inner courtyard of Tower II. The condo is nicely appointed with tile flooring, hardwood cabinetry, granite counter tops, and stainless steel appliances. Occupancy for this time interval is from September 17 to October 1 annually. The annual maintenance fees offer ease of payment with a portion billed in February and the balance due in the late summer/early fall. Fees include property taxes, grounds, building and unit maintenance, reserve fund, and housekeeping. The Whaler on Kaanapali Beach boasts amenities that include an ocean view pool along the famed Kaanapali Beach walk, state of the art workout facility, underground parking, tennis courts, and a business center. Beachside BBQs, on-site concierge services, and beach activity kiosk are some of the highlights offered on property. Enjoy the center courtyard featuring tropical landscaping and a Koi fish pond. Situated in the heart of Kaanapali Beach, The Whaler is a short distance away from famed Black Rock and world class shopping and dining, as well as championship golf courses. The Whaler is zoned hotel.

19. 2025-09-09
    historical Pending - Continue to Show 1190-char remark

    Show marketing remark (1190 chars)

    Spectacular views from the 12th floor! Whaler time interval 1270 T is a 1 bedroom, 2 bathroom condo, located on the inner courtyard of Tower II. The condo is nicely appointed with tile flooring, hardwood cabinetry, granite counter tops, and stainless steel appliances. Occupancy for this time interval is from September 17 to October 1 annually. The annual maintenance fees offer ease of payment with a portion billed in February and the balance due in the late summer/early fall. Fees include property taxes, grounds, building and unit maintenance, reserve fund, and housekeeping. The Whaler on Kaanapali Beach boasts amenities that include an ocean view pool along the famed Kaanapali Beach walk, state of the art workout facility, underground parking, tennis courts, and a business center. Beachside BBQs, on-site concierge services, and beach activity kiosk are some of the highlights offered on property. Enjoy the center courtyard featuring tropical landscaping and a Koi fish pond. Situated in the heart of Kaanapali Beach, The Whaler is a short distance away from famed Black Rock and world class shopping and dining, as well as championship golf courses. The Whaler is zoned hotel.

20. 2025-08-14
    historical
21. 2025-06-25
    listed $80,000 Active 1190-char remark

    Show marketing remark (1190 chars)

    Spectacular views from the 12th floor! Whaler time interval 1270 T is a 1 bedroom, 2 bathroom condo, located on the inner courtyard of Tower II. The condo is nicely appointed with tile flooring, hardwood cabinetry, granite counter tops, and stainless steel appliances. Occupancy for this time interval is from September 17 to October 1 annually. The annual maintenance fees offer ease of payment with a portion billed in February and the balance due in the late summer/early fall. Fees include property taxes, grounds, building and unit maintenance, reserve fund, and housekeeping. The Whaler on Kaanapali Beach boasts amenities that include an ocean view pool along the famed Kaanapali Beach walk, state of the art workout facility, underground parking, tennis courts, and a business center. Beachside BBQs, on-site concierge services, and beach activity kiosk are some of the highlights offered on property. Enjoy the center courtyard featuring tropical landscaping and a Koi fish pond. Situated in the heart of Kaanapali Beach, The Whaler is a short distance away from famed Black Rock and world class shopping and dining, as well as championship golf courses. The Whaler is zoned hotel.

22. 2024-04-30
    listed $85,000 Active
23. 2011-11-01
    historical
24. 2011-06-07
    soldstatus $19,000
25. 2009-08-11
    listed $41,000
26. 2009-04-27
    listed $20,000
27. 2000-07-11
    soldstatus $27,500
28. 2000-05-25
    soldstatus $30,000
29. 1990-12-28
    soldstatus $537,900

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $41,356
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$3,309
• − Management: −$3,309
• − HOA: −$4,932
• − Depreciation: −$2,589
• Taxable income: $20,453
• Est. tax owed @ 24.0%: −$4,909
• After-tax cash flow: $15,450/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 — Kaanapali

• Score: 72/100
• State rank: #19
• US rank: #6248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kaanapali, HI
• County: Maui County · 114,195 people
• Metro: Kahului-Wailuku-Lahaina, HI
• Population (ZIP): 20,952
• Household income: $101,123
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 835.0

Population outlook (Maui County) Hauer SSP2

• Today (2025): 185,013 people
• By 2030: 194,315 · +5.0%
• By 2040: 210,917 · +14.0%
• By 2050: 226,396 · +22.4%
• By 2075: 270,475 · +46.2%
• By 2100: 316,825 · +71.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.78)
• Race & ethnicity: White 35% Asian 29% Two or more races 25% Hispanic / Latino 13% Pacific Islander 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Russian 3% Lithuanian 2% Iranian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 74% English-only · Other Asian/Pacific 12% Tagalog/Filipino 6% Spanish 5%

Political lean MEDSL · Maui

• 2024 margin: Strong D (+25.9) · D 61.9% · R 36.0% · Other 2.2%
• 2008→2024 swing: -29.3pp toward R · 2008: 55.2pp · 2024: 25.9pp
• All cycles: 2024: D+25.9 2020: D+35.5 2016: D+38.6 2012: D+50.3 2008: D+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.68%
• Current HPI: 389.2894
• Rent YoY: ▲ 3.97%
• Metro: Kahului-Wailuku-Lahaina, HI
• State GDP YoY: —
• F500 in state: 0

Price history

-83.5% since first listed

13 events — show timeline

• 2026-05-01 Listed $89,000 RAM MLS
• 2025-10-20 Sold (MLS) $70,000 RAM MLS
• 2025-09-09 Contingent — RAM MLS
• 2025-08-14 Listing Removed — RAM MLS
• 2025-06-25 Listed $80,000 RAM MLS
• 2024-04-30 Listed $85,000 RAM MLS
• 2011-11-01 Listing Removed — RAM MLS
• 2011-06-07 Sold (MLS) $19,000 RAM MLS
• 2009-08-11 Listed $41,000 RAM MLS
• 2009-04-27 Listed $20,000 RAM MLS
• 2000-07-11 Sold (Public Records) $27,500 Public Records
• 2000-05-25 Sold (Public Records) $30,000 Public Records
• 1990-12-28 Sold (Public Records) $537,900 Public Records

Property tax history

+8.4%/yr

Latest (2025): $27,605 · +6.4% YoY. Source: county tax records.