16-2092 Uilani Dr · Ainaloa, HI 96778

$149,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 35 Days on market

Built 1995 0.28 ac lot $208/sqft · 52% below area $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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

2 bed, 1 bath home with 2 car carport located on a paved access road in Ainaloa available. Grassy yard with some mature trees. Home features a solar hot water (solar thermal) system that heats domestic water using roof mounted collectors. System supplements the existing water heater and reduces energy costs. Ainaloa has private, paved roads and a community park and playground. Located about 5-10 miles away from Pahoa and Keaau and all amenities including shopping, dining, gas, entertainment and more.

Key facts

• Community park
• Grassy yard
• Paved access road

Tags

• SOLAR HOT WATER SYSTEM
• PAVED ACCESS ROAD
• COMMUNITY PARK
• PLAYGROUND
• GRASSY YARD
• MATURE TREES

Property features AI

Finance

• Financial info: Assessed value listed (for reference)
• HOA & community: Association fee of $18.75

Exterior

• Parking: Covered parking
• Utilities: Electricity available; Water from catchment; Cesspool sewer; No solid waste disposal service listed
• Home design: Property at 16-2092 Uilani Dr, Pahoa, HI
• Exterior features: Paved private road access; Fee simple ownership; Lava zone 3; Zoned A-1A

Interior

• Bathrooms: Total of 1 bathroom (1 full)
• Interior features: One full bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 $4k 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 35 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $150k implies a 1899% gain — meaningful room to come down on a strong offer.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.17% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 7.1

CMA / ARV

• ARV (median comp): $309,556
• List price: $149,900
• Delta: -51.58%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16-2097 Hanale Dr	0.23mi	2/1.0	736 (+2%)	21mo	$312,000	$424	68
16-2062 Gardenia Dr	0.72mi	2/1.0	700 (-3%)	2mo	$319,000	$456	60

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,923
• Equity at exit: $22,351

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $25,074
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$18
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $335

Break-even live

Break-even rent $1,334

Max offer price $149,900

Occupancy floor 76%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $18 · $216/yr
• Likely covers: watergas

Listing history 17 events

1. 2026-06-18
   days on market $149,900 Active 35 DOM
2. 2026-06-17
   pricedays on market $149,900 Active 34 DOM
3. 2026-06-16
   days on market $159,900 Active 33 DOM
4. 2026-06-15
   days on market $159,900 Active 32 DOM
5. 2026-06-13
   days on market $159,900 Active 30 DOM
6. 2026-06-13
   days on market $159,900 Active 29 DOM
7. 2026-06-10
   days on market $159,900 Active 27 DOM
8. 2026-06-09
   days on market $159,900 Active 26 DOM
9. 2026-06-08
   days on market $159,900 Active 25 DOM
10. 2026-06-07
    days on market $159,900 Active 24 DOM
11. 2026-06-05
    days on market $159,900 Active 21 DOM
12. 2026-06-03
    days on market $159,900 Active 20 DOM
13. 2026-06-02
    days on market $159,900 Active 19 DOM
14. 2026-06-01
    days on market $159,900 Active 18 DOM
15. 2026-05-31
    days on market $159,900 Active 17 DOM
16. 2026-05-14
    listed $159,900 Active 505-char remark
17. 1995-04-20
    soldstatus $7,500

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $21,096
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − HOA: −$216
• − Depreciation: −$4,361
• Taxable income: $1,749
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $3,599/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

+1898.7% since first listed

3 events — show timeline

• 2026-06-17 Price Changed $149,900 HI Information Service
• 2026-05-14 Listed $159,900 HI Information Service
• 1995-04-20 Sold (Public Records) $7,500 Public Records

Property tax history

+7.8%/yr

Latest (2025): $200 · +0.0% YoY. Source: county tax records.