91-654 Kilaha St Unit E8 · Ewa Beach, HI 96706

$264,800

2 bd · 1.0 ba · 774 sqft · Condo public records · 99 Days on market

Built 1974 $342/sqft · 15% below area Est $397k · 33% under $411/mo HOA · 13% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.7/10.0
• Schools +5.0/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1.5-bathroom townhome offers the perfect blend of coastal living and modern comfort. The unit is in building E and the a better street address is: 91-660 Kilaha Street. The building is located in close proximity to world-class Ewa Beach, golf clubs, parks, shopping and interstate H1. Don’t miss the opportunity to own this gem in the heart of paradise! Make it your own. Jump on this great deal before its gone! All buyers are responsible to confirm City, County, Zoning, Tax, and other records to their satisfaction before bidding. No inspection contingencies in contract. Absolutely no repairs before closing. This property is sold As-Is. This is a REO auction property.

Key facts

• Modern comfort
• Coastal living
• Golf clubs

Tags

• COASTAL LIVING
• MODERN COMFORT
• EWA BEACH
• GOLF CLUBS
• PARKS
• SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $241k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#59 in HI) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, housing B; Watch: amenities F, commute F, cost of living F.
• Market conditions: Rents rising fast (+4.7%/yr); 341 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,638 units permitted in Honolulu County in 2024 (793 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Honolulu County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $122k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; list at $265k implies a 66% gain — meaningful room to come down on a strong offer.

Recommended offer $240,968 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.17% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 7.1

CMA / ARV

• ARV (median comp): $396,957
• List price: $264,800
• Delta: -29.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.65% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-8,152
• Equity at exit: $39,483

10-year hold

• IRR: 8.7%
• Equity multiple: 1.72×
• Total profit: $53,575
• Equity at exit: $22,895

Cash invested: $74,144 (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 96706

• Rents YoY: 4.7%
• Active inventory: 341
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,108 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$110
• HOA: −$411
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $461

Break-even live

Break-even rent $2,525

Max offer price $264,800

Occupancy floor 80%

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: $66,200
• Closing costs: $7,944
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91-925 North Rd Unit A4 Ewa Beach, HI	3.0	1.0	1052	$2,800	$2.66	11d	1	0.21mi
91-481 Ewa Beach Rd Unit C Ewa Beach, HI	3.0	2.0	1038	$7,500	$7.23	43d	1	0.22mi
91-841 Pohakupuna Rd Unit D Ewa Beach, HI	2.0	1.0	616	$5,495	$8.92	43d	1	0.33mi
91841 Pohakupuna Rd Ewa Beach, HI	2.0	1.0	616	$4,985	$8.09	43d	1	0.33mi
91-823 Laupapa Pl Ewa Beach, HI	2.0	1.0	896	$3,000	$3.35	23d	1	0.33mi
91-839 Pohakupuna Rd Unit D Ewa Beach, HI	2.0	1.0	616	$5,495	$8.92	43d	1	0.34mi
91-839 Pohakupuna Rd Unit C Ewa Beach, HI	2.0	1.0	616	$4,975	$8.08	43d	1	0.34mi
91-839 Pohakupuna Rd Unit B Ewa Beach, HI	2.0	1.0	616	$3,985	$6.47	43d	1	0.34mi
91-325 Ewa Beach Rd Unit FRONT Ewa Beach, HI	2.0	1.0	736	$2,400	$3.26	17d	1	0.39mi
91-325 Ewa Beach Rd Ewa Beach, HI	2.0	1.0	736	$2,400	$3.26	14d	1	0.39mi
91-701 Pohakupuna Rd Unit J Ewa Beach, HI	3.0	2.0	772	$5,800	$7.51	43d	1	0.55mi
91-841 Pohakupuna Rd Ewa Beach, HI	2.0	1.0	616	$4,975	$8.08	43d	1	0.70mi
91-1031 Kaimalie St Unit 4F3 Ewa Beach, HI	3.0	2.5	1043	$3,455	$3.31	3d	1	0.74mi
91-1059 Kaimalie St Unit 2P4 Ewa Beach, HI	3.0	2.5	1080	$3,600	$3.33	43d	1	0.79mi
91-1082 Kaimalie St Unit 2K2 Ewa Beach, HI	2.0	2.5	1008	$3,095	$3.07	13d	1	0.83mi
91-1051 Kaileolea Dr Unit 2B5 Ewa Beach, HI	3.0	2.5	1096	$3,900	$3.56	11d	1	1.02mi
91-1059 Keoneula Blvd Unit F2 Ewa Beach, HI	3.0	2.5	1096	$3,195	$2.92	3d	1	1.02mi
91-2025 Kaioli St #3503 Ewa Beach, HI	3.0	2.5	1105	$3,500	$3.17	23d	1	1.37mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-18
   days on market $264,800 Active 99 DOM
2. 2026-06-18
   price $264,800 Active 98 DOM
3. 2026-06-17
   days on market $281,600 Active 98 DOM
4. 2026-06-16
   days on market $281,600 Active 97 DOM
5. 2026-06-15
   days on market $281,600 Active 96 DOM
6. 2026-06-13
   days on market $281,600 Active 94 DOM
7. 2026-06-13
   days on market $281,600 Active 93 DOM
8. 2026-06-10
   days on market $281,600 Active 91 DOM
9. 2026-06-09
   days on market $281,600 Active 90 DOM
10. 2026-06-08
    days on market $281,600 Active 89 DOM
11. 2026-06-07
    days on market $281,600 Active 88 DOM
12. 2026-06-05
    days on market $281,600 Active 85 DOM
13. 2026-06-03
    days on market $281,600 Active 84 DOM
14. 2026-06-02
    days on market $281,600 Active 83 DOM
15. 2026-06-01
    days on market $281,600 Active 82 DOM
16. 2026-05-31
    days on market $281,600 Active 81 DOM
17. 2026-05-06
    price $295,000 695-char remark

    Show marketing remark (695 chars)

    This 2-bedroom, 1.5-bathroom townhome offers the perfect blend of coastal living and modern comfort. The unit is in building E and the a better street address is: 91-660 Kilaha Street. The building is located in close proximity to world-class Ewa Beach, golf clubs, parks, shopping and interstate H1. Don’t miss the opportunity to own this gem in the heart of paradise! Make it your own. Jump on this great deal before its gone! All buyers are responsible to confirm City, County, Zoning, Tax, and other records to their satisfaction before bidding. No inspection contingencies in contract. Absolutely no repairs before closing. This property is sold As-Is. This is a REO auction property.

18. 2026-04-17
    price $333,000 695-char remark

    Show marketing remark (695 chars)

    This 2-bedroom, 1.5-bathroom townhome offers the perfect blend of coastal living and modern comfort. The unit is in building E and the a better street address is: 91-660 Kilaha Street. The building is located in close proximity to world-class Ewa Beach, golf clubs, parks, shopping and interstate H1. Don’t miss the opportunity to own this gem in the heart of paradise! Make it your own. Jump on this great deal before its gone! All buyers are responsible to confirm City, County, Zoning, Tax, and other records to their satisfaction before bidding. No inspection contingencies in contract. Absolutely no repairs before closing. This property is sold As-Is. This is a REO auction property.

19. 2026-03-31
    price $376,500 695-char remark

    Show marketing remark (695 chars)

    This 2-bedroom, 1.5-bathroom townhome offers the perfect blend of coastal living and modern comfort. The unit is in building E and the a better street address is: 91-660 Kilaha Street. The building is located in close proximity to world-class Ewa Beach, golf clubs, parks, shopping and interstate H1. Don’t miss the opportunity to own this gem in the heart of paradise! Make it your own. Jump on this great deal before its gone! All buyers are responsible to confirm City, County, Zoning, Tax, and other records to their satisfaction before bidding. No inspection contingencies in contract. Absolutely no repairs before closing. This property is sold As-Is. This is a REO auction property.

20. 2026-03-13
    status Active 695-char remark

    Show marketing remark (695 chars)

    This 2-bedroom, 1.5-bathroom townhome offers the perfect blend of coastal living and modern comfort. The unit is in building E and the a better street address is: 91-660 Kilaha Street. The building is located in close proximity to world-class Ewa Beach, golf clubs, parks, shopping and interstate H1. Don’t miss the opportunity to own this gem in the heart of paradise! Make it your own. Jump on this great deal before its gone! All buyers are responsible to confirm City, County, Zoning, Tax, and other records to their satisfaction before bidding. No inspection contingencies in contract. Absolutely no repairs before closing. This property is sold As-Is. This is a REO auction property.

21. 2026-02-27
    listed $386,900 Active 695-char remark

    Show marketing remark (695 chars)

    This 2-bedroom, 1.5-bathroom townhome offers the perfect blend of coastal living and modern comfort. The unit is in building E and the a better street address is: 91-660 Kilaha Street. The building is located in close proximity to world-class Ewa Beach, golf clubs, parks, shopping and interstate H1. Don’t miss the opportunity to own this gem in the heart of paradise! Make it your own. Jump on this great deal before its gone! All buyers are responsible to confirm City, County, Zoning, Tax, and other records to their satisfaction before bidding. No inspection contingencies in contract. Absolutely no repairs before closing. This property is sold As-Is. This is a REO auction property.

22. 2005-09-23
    soldstatus $160,000
23. 1977-11-01
    soldstatus $33,800

ⓘ 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: $1,016 · $85/mo
• Projected year-2 tax: $1,016 · $85/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 4/10 Moderate FEMA zone D · 24% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $37,302
• − Mortgage interest: −$14,833
• − Property taxes: −$1,016
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,984
• − Management: −$2,984
• − HOA: −$4,932
• − Depreciation: −$7,703
• Taxable income: $1,525
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $5,166/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)

No district data.

Livability — Ewa Beach

• Score: 65/100
• State rank: #59
• US rank: #13609

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ewa Beach, HI
• County: Honolulu County · 963,448 people
• City population: 83,692
• Metro: Urban Honolulu, HI
• Population (ZIP): 83,692
• Household income: $129,456
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1893.0

Population outlook (Honolulu County) Hauer SSP2

• Today (2025): 1,072,641 people
• By 2030: 1,110,460 · +3.5%
• By 2040: 1,181,593 · +10.2%
• By 2050: 1,257,584 · +17.2%
• By 2075: 1,501,120 · +39.9%
• By 2100: 1,764,430 · +64.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.78)
• Race & ethnicity: Asian 43% Two or more races 29% Hispanic / Latino 12% White 12% Pacific Islander 8% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5%
• Common ancestry: Russian 3% Lithuanian 1% Romanian 1%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 73% English-only · Other Asian/Pacific 13% Tagalog/Filipino 10% Spanish 2%

Political lean MEDSL · Honolulu

• 2024 margin: Strong D (+21.6) · D 59.9% · R 38.3% · Other 1.8%
• 2008→2024 swing: -19.4pp toward R · 2008: 41.1pp · 2024: 21.6pp
• All cycles: 2024: D+21.6 2020: D+26.9 2016: D+29.9 2012: D+39.1 2008: D+41.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -391.40%
• Current HPI: 388.4244
• Rent YoY: ▲ 4.65%
• Metro: Urban Honolulu, HI
• State GDP YoY: —
• F500 in state: 0

Price history

+772.8% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $295,000 HiCentral MLS
• 2026-04-17 Price Changed $333,000 HiCentral MLS
• 2026-03-31 Price Changed $376,500 HiCentral MLS
• 2026-03-13 Relisted — HiCentral MLS
• 2026-02-27 Listed $386,900 HiCentral MLS
• 2005-09-23 Sold (Public Records) $160,000 Public Records
• 1977-11-01 Sold (Public Records) $33,800 Public Records

Property tax history

+7.3%/yr

Latest (2022): $1,016 · +3.1% YoY. Source: county tax records.