2481 Kaanapali Pkwy Unit 1070 L · Kaanapali, HI 96761

$71,500

1 bd · 2.0 ba · 905 sqft · Condo public records · 185 Days on market

Built 1976 $79/sqft · 22% below area Est $92k · 22% under $337/mo HOA · 10% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

WHALER TIO 1070L: May 29 - June 12 Kick off your summer in style. Enjoy Memorial Day and the first official days of summer on Kaanapali Beach. TIO 1070 is one of the best locations in the resort. Enjoy the sun on Kaanapali Beach, then retreat to your private lanai for shade all afternoon on the courtyard of Tower 2. Listen to the waves roll onto the golden sand, and catch rainbows over the West Maui Mountains. Inside, you’ll find the quality upgrades The Whaler’s TIOs are known for, plus a comfy Murphy wall bed —perfect for bringing your favorite people along to enjoy your Maui beach retreat together.

Key facts

• West maui mountains
• Quality upgrades
• Murphy wall bed

Tags

• PRIVATE LANAI
• QUALITY UPGRADES
• MURPHY WALL BED
• WEST MAUI MOUNTAINS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $72k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $72k).
• Recommended offer: $63k (12.0% 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.
• Market conditions: Rents rising (+4.0%/yr); 637 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 $494 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 7 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.

Risks & watch-outs

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

Recommended offer $62,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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 1976 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 4.82% ✓
• Cap rate: 38.04%
• Cash-on-cash: 113.38%
• DSCR: 6.04
• GRM: 1.7

CMA / ARV

• ARV (median comp): $91,636
• List price: $71,500
• Delta: -21.97%
• Verdict: UNDERPRICED
• 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: —
• Equity multiple: 6.62×
• Total profit: $112,540
• Equity at exit: $10,661

10-year hold

• IRR: —
• Equity multiple: 14.41×
• Total profit: $268,389
• Equity at exit: $6,182

Cash invested: $20,020 (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: 637
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $3,446 medium
• Mortgage (P&I): −$375
• Tax est. 1.5%: −$89 /mo · $1,072/yr
• Insurance: −$30
• HOA: −$337
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $1,892

Break-even live

Break-even rent $1,052

Max offer price $71,500

Occupancy floor 40%

Sensitivity live

Price	-10% $1,941	-5% $1,916	+0% $1,892	+5% $1,867	+10% $1,842
Rent	-10% $1,619	-5% $1,755	+0% $1,892	+5% $2,028	+10% $2,164
Rate	-1.0pp $1,928	-0.5pp $1,910	base $1,892	+0.5pp $1,873	+1.0pp $1,854

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: $17,875
• Closing costs: $2,145
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $337 · $4,044/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-21
   days on market $71,500 Active 185 DOM
2. 2026-06-18
   days on market $71,500 Active 182 DOM
3. 2026-06-17
   days on market $71,500 Active 181 DOM
4. 2026-06-15
   days on market $71,500 Active 179 DOM
5. 2026-06-13
   days on market $71,500 Active 177 DOM
6. 2026-06-13
   days on market $71,500 Active 176 DOM
7. 2026-06-10
   days on market $71,500 Active 174 DOM
8. 2026-06-09
   days on market $71,500 Active 173 DOM
9. 2026-06-08
   days on market $71,500 Active 172 DOM
10. 2026-06-07
    days on market $71,500 Active 171 DOM
11. 2026-06-05
    days on market $71,500 Active 168 DOM
12. 2026-06-03
    days on market $71,500 Active 167 DOM
13. 2026-06-02
    days on market $71,500 Active 166 DOM
14. 2026-06-01
    days on market $71,500 Active 165 DOM
15. 2026-05-31
    days on market $71,500 Active 164 DOM
16. 2025-12-18
    listed $71,500 Active 629-char remark

    Show marketing remark (629 chars)

    WHALER TIO 1070L: May 29 - June 12 Kick off your summer in style. Enjoy Memorial Day and the first official days of summer on Kaanapali Beach. TIO 1070 is one of the best locations in the resort. Enjoy the sun on Kaanapali Beach, then retreat to your private lanai for shade all afternoon on the courtyard of Tower 2. Listen to the waves roll onto the golden sand, and catch rainbows over the West Maui Mountains. Inside, you’ll find the quality upgrades The Whaler’s TIOs are known for, plus a comfy Murphy wall bed —perfect for bringing your favorite people along to enjoy your Maui beach retreat together.

17. 2024-04-11
    soldstatus $125,000 19-char remark

    Show marketing remark (19 chars)

    Sold before listed.

18. 2024-02-21
    listed $125,000 19-char remark

    Show marketing remark (19 chars)

    Sold before listed.

19. 2020-05-02
    historical
20. 2020-01-16
    price $41,500
21. 2019-03-14
    listed $45,000 Active
22. 2013-06-24
    soldstatus $15,500
23. 2013-02-22
    listed $27,500
24. 2012-01-31
    soldstatus $21,000
25. 2011-12-01
    historical
26. 2011-08-03
    historical
27. 2011-06-06
    listed $27,500
28. 2010-08-09
    listed $28,000
29. 2009-11-30
    listed $28,000
30. 2004-06-01
    soldstatus $29,900
31. 1999-06-03
    soldstatus $26,500
32. 1999-03-01
    soldstatus $44,000
33. 1999-01-06
    soldstatus $32,500
34. 1997-03-07
    soldstatus $36,000
35. 1990-12-28
    soldstatus $537,900
36. 1981-12-01
    soldstatus $439,100
37. 1979-06-01
    soldstatus $335,000

ⓘ 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: −$4,005
• − Property taxes: −$1,072
• − Insurance: −$358
• − Repairs & maintenance: −$3,309
• − Management: −$3,309
• − HOA: −$4,044
• − Depreciation: −$2,080
• Taxable income: $23,180
• Est. tax owed @ 24.0%: −$5,563
• After-tax cash flow: $17,135/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

-78.7% since first listed

22 events — show timeline

• 2025-12-18 Listed $71,500 RAM MLS
• 2024-04-11 Sold (MLS) $125,000 RAM MLS
• 2024-02-21 Listed $125,000 RAM MLS
• 2020-05-02 Listing Removed — RAM MLS
• 2020-01-16 Price Changed $41,500 RAM MLS
• 2019-03-14 Listed $45,000 RAM MLS
• 2013-06-24 Sold (MLS) $15,500 RAM MLS
• 2013-02-22 Listed $27,500 RAM MLS
• 2012-01-31 Sold (MLS) $21,000 RAM MLS
• 2011-12-01 Listing Removed — RAM MLS
• 2011-08-03 Listing Removed — RAM MLS
• 2011-06-06 Listed $27,500 RAM MLS
• 2010-08-09 Listed $28,000 RAM MLS
• 2009-11-30 Listed $28,000 RAM MLS
• 2004-06-01 Sold (Public Records) $29,900 Public Records
• 1999-06-03 Sold (Public Records) $26,500 Public Records
• 1999-03-01 Sold (Public Records) $44,000 Public Records
• 1999-01-06 Sold (Public Records) $32,500 Public Records
• 1997-03-07 Sold (Public Records) $36,000 Public Records
• 1990-12-28 Sold (Public Records) $537,900 Public Records
• 1981-12-01 Sold (Public Records) $439,100 Public Records
• 1979-06-01 Sold (Public Records) $335,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $25,756 · +1.4% YoY. Source: county tax records.