16-2100 Tradewind Dr · Ainaloa, HI 96778

$165,999

2 bd · 1.0 ba · 656 sqft · Other public records · 167 Days on market

Built 1991 0.28 ac lot $18/mo HOA · 1% of rent

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.3/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential in this AInaloa fixer-upper, ideally located on a paved road and just minutes from shopping, schools and everyday conveniences. This property offers a grassy yard, and a home ready for your creative vision and finishing touches and restoration to it's original charm. A striking steel iron gate in front welcomes you, complimented by a rock wall along most of the property, creating both presence and privacy. With solid bones and plenty of room to customize this home is ready for the right buyer to bring it back to life and make it shine. If you are looking for a project with great potential in a growing community, this is your chance. Some new appliances included. Restore, refresh, and reimagine- your magic can make this home sparkle again! Actual # of rooms and size of dwelling are not reflected on county records.

Key facts

• 0.28 acre lot
• Built 1991
• Listed 166 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $166k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.8% in Ainaloa — 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 60/100 on livability (#84 in HI) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: health & safety C-, cost of living D+, schools 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 $5k 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 167 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $54k (25%) 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.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,079 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 F-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. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-12,215
• Equity at exit: $24,751

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $8,301
• Equity at exit: $14,353

Cash invested: $46,480 (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: $1,712 medium
• Mortgage (P&I): −$871
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$18
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $230

Break-even live

Break-even rent $1,421

Max offer price $165,999

Occupancy floor 82%

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: $41,500
• Closing costs: $4,980
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $18 · $216/yr

Listing history 15 events

1. 2026-06-01
   days on market $165,999 Active 167 DOM
2. 2026-05-31
   days on market $165,999 Active 166 DOM
3. 2026-03-21
   price $169,999 847-char remark

   Show marketing remark (847 chars)

   Discover the potential in this AInaloa fixer-upper, ideally located on a paved road and just minutes from shopping, schools and everyday conveniences. This property offers a grassy yard, and a home ready for your creative vision and finishing touches and restoration to it's original charm. A striking steel iron gate in front welcomes you, complimented by a rock wall along most of the property, creating both presence and privacy. With solid bones and plenty of room to customize this home is ready for the right buyer to bring it back to life and make it shine. If you are looking for a project with great potential in a growing community, this is your chance. Some new appliances included. Restore, refresh, and reimagine- your magic can make this home sparkle again! Actual # of rooms and size of dwelling are not reflected on county records.

4. 2026-02-28
   price $189,999 847-char remark

   Show marketing remark (847 chars)

   Discover the potential in this AInaloa fixer-upper, ideally located on a paved road and just minutes from shopping, schools and everyday conveniences. This property offers a grassy yard, and a home ready for your creative vision and finishing touches and restoration to it's original charm. A striking steel iron gate in front welcomes you, complimented by a rock wall along most of the property, creating both presence and privacy. With solid bones and plenty of room to customize this home is ready for the right buyer to bring it back to life and make it shine. If you are looking for a project with great potential in a growing community, this is your chance. Some new appliances included. Restore, refresh, and reimagine- your magic can make this home sparkle again! Actual # of rooms and size of dwelling are not reflected on county records.

5. 2026-02-11
   price $199,999 847-char remark

   Show marketing remark (847 chars)

   Discover the potential in this AInaloa fixer-upper, ideally located on a paved road and just minutes from shopping, schools and everyday conveniences. This property offers a grassy yard, and a home ready for your creative vision and finishing touches and restoration to it's original charm. A striking steel iron gate in front welcomes you, complimented by a rock wall along most of the property, creating both presence and privacy. With solid bones and plenty of room to customize this home is ready for the right buyer to bring it back to life and make it shine. If you are looking for a project with great potential in a growing community, this is your chance. Some new appliances included. Restore, refresh, and reimagine- your magic can make this home sparkle again! Actual # of rooms and size of dwelling are not reflected on county records.

6. 2026-01-29
   price $203,999 847-char remark

   Show marketing remark (847 chars)

   Discover the potential in this AInaloa fixer-upper, ideally located on a paved road and just minutes from shopping, schools and everyday conveniences. This property offers a grassy yard, and a home ready for your creative vision and finishing touches and restoration to it's original charm. A striking steel iron gate in front welcomes you, complimented by a rock wall along most of the property, creating both presence and privacy. With solid bones and plenty of room to customize this home is ready for the right buyer to bring it back to life and make it shine. If you are looking for a project with great potential in a growing community, this is your chance. Some new appliances included. Restore, refresh, and reimagine- your magic can make this home sparkle again! Actual # of rooms and size of dwelling are not reflected on county records.

7. 2026-01-05
   price $209,998 847-char remark

   Show marketing remark (847 chars)

   Discover the potential in this AInaloa fixer-upper, ideally located on a paved road and just minutes from shopping, schools and everyday conveniences. This property offers a grassy yard, and a home ready for your creative vision and finishing touches and restoration to it's original charm. A striking steel iron gate in front welcomes you, complimented by a rock wall along most of the property, creating both presence and privacy. With solid bones and plenty of room to customize this home is ready for the right buyer to bring it back to life and make it shine. If you are looking for a project with great potential in a growing community, this is your chance. Some new appliances included. Restore, refresh, and reimagine- your magic can make this home sparkle again! Actual # of rooms and size of dwelling are not reflected on county records.

8. 2025-12-16
   listed $219,998 Active 847-char remark

   Show marketing remark (847 chars)

   Discover the potential in this AInaloa fixer-upper, ideally located on a paved road and just minutes from shopping, schools and everyday conveniences. This property offers a grassy yard, and a home ready for your creative vision and finishing touches and restoration to it's original charm. A striking steel iron gate in front welcomes you, complimented by a rock wall along most of the property, creating both presence and privacy. With solid bones and plenty of room to customize this home is ready for the right buyer to bring it back to life and make it shine. If you are looking for a project with great potential in a growing community, this is your chance. Some new appliances included. Restore, refresh, and reimagine- your magic can make this home sparkle again! Actual # of rooms and size of dwelling are not reflected on county records.

9. 2025-06-13
   soldstatus $189,000 Closed 470-char remark

   Show marketing remark (470 chars)

   HANDYMAN SPECIAL. .. RENOVATIONS HAS BEGUN, LOOKING FOR A NEW OWNER TO COMPLETE. NICE 2 BEDROOM 1 BATH WITH WALK IN CLOSET AND A NEW AND BEAUTIFUL SIDE DECK FOR ADDED ENJOYMENT. NEW SIDING ON THE EXTERIOR AND NEW PLYWOOD FLOORING. INTERIOR HAS BEEN REFRAMED WITH ALL NEW LUMBER. BEAUTIFUL ENTRY WITH ROCK WALLS AND A WHITE CUSTOM METAL GATE. SPACIOUS BACK YARD WITH LOTS OF ROOM FOR PLANTING. LOCATED IN A VERY DISIRABLE NEIGHBORHOOD WITH MANY NEW HOMES ON A PAVED ROAD.

10. 2025-05-15
    historical Active Under Contract 470-char remark

    Show marketing remark (470 chars)

    HANDYMAN SPECIAL. .. RENOVATIONS HAS BEGUN, LOOKING FOR A NEW OWNER TO COMPLETE. NICE 2 BEDROOM 1 BATH WITH WALK IN CLOSET AND A NEW AND BEAUTIFUL SIDE DECK FOR ADDED ENJOYMENT. NEW SIDING ON THE EXTERIOR AND NEW PLYWOOD FLOORING. INTERIOR HAS BEEN REFRAMED WITH ALL NEW LUMBER. BEAUTIFUL ENTRY WITH ROCK WALLS AND A WHITE CUSTOM METAL GATE. SPACIOUS BACK YARD WITH LOTS OF ROOM FOR PLANTING. LOCATED IN A VERY DISIRABLE NEIGHBORHOOD WITH MANY NEW HOMES ON A PAVED ROAD.

11. 2025-05-06
    listed $225,000 Active 470-char remark

    Show marketing remark (470 chars)

    HANDYMAN SPECIAL. .. RENOVATIONS HAS BEGUN, LOOKING FOR A NEW OWNER TO COMPLETE. NICE 2 BEDROOM 1 BATH WITH WALK IN CLOSET AND A NEW AND BEAUTIFUL SIDE DECK FOR ADDED ENJOYMENT. NEW SIDING ON THE EXTERIOR AND NEW PLYWOOD FLOORING. INTERIOR HAS BEEN REFRAMED WITH ALL NEW LUMBER. BEAUTIFUL ENTRY WITH ROCK WALLS AND A WHITE CUSTOM METAL GATE. SPACIOUS BACK YARD WITH LOTS OF ROOM FOR PLANTING. LOCATED IN A VERY DISIRABLE NEIGHBORHOOD WITH MANY NEW HOMES ON A PAVED ROAD.

12. 2023-11-17
    soldstatus $85,000 Sold
13. 2023-10-02
    historical Contingent
14. 2023-08-29
    listed $85,000 Active
15. 2003-11-14
    soldstatus $37,000

ⓘ 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: $1,178 · $98/mo
• Projected year-2 tax: $1,178 · $98/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $20,547
• − Mortgage interest: −$9,299
• − Property taxes: −$1,178
• − Insurance: −$1,627
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − HOA: −$216
• − Depreciation: −$4,829
• Taxable income: $111
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $2,738/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 — Ainaloa

• Score: 60/100
• State rank: #84
• US rank: #18581

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ainaloa, 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

+359.5% since first listed

13 events — show timeline

• 2026-03-21 Price Changed $169,999 HI Information Service
• 2026-02-28 Price Changed $189,999 HI Information Service
• 2026-02-11 Price Changed $199,999 HI Information Service
• 2026-01-29 Price Changed $203,999 HI Information Service
• 2026-01-05 Price Changed $209,998 HI Information Service
• 2025-12-16 Listed $219,998 HI Information Service
• 2025-06-13 Sold (MLS) $189,000 HI Information Service
• 2025-05-15 Contingent — HI Information Service
• 2025-05-06 Listed $225,000 HI Information Service
• 2023-11-17 Sold (MLS) $85,000 HI Information Service
• 2023-10-02 Contingent — HI Information Service
• 2023-08-29 Listed $85,000 HI Information Service
• 2003-11-14 Sold (Public Records) $37,000 Public Records

Property tax history

+23.6%/yr

Latest (2025): $1,178 · +12.9% YoY. Source: county tax records.