95-5581 Nahele St · Naalehu, HI 96772

$165,000

7 bd · 2.0 ba · 1,550 sqft · SingleFamily · 87 Days on market

Built 1958 Poor condition 5,820 sqft lot

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +3.9/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Priced to Sell! Opportunity awaits in Na‘alehu! This fixer-upper is full of potential and ready for your vision. Ideal for investors, contractors, or buyers looking to restore a classic plantation-style home. The flexible layout offers excellent potential for multi-generational living or rental income, featuring two separate kitchens, living areas, and private entrances. With so much space to reimagine, this property is a blank canvas for your renovation ideas. Owner financing available, providing a unique opportunity to secure the property now and make improvements over time. Enjoy the charm of country living just minutes from Na‘alehu town, with convenient access to local shops, eateries, and coffee spots. Bring your creativity and tools—this one is packed with possibilities! Sold As-Is.

Key facts

• Separate entrances
• 5,820 sq ft lot
• Built 1958

Tags

• MULTI-GENERATIONAL LIVING
• TWO SEPARATE KITCHENS
• SEPARATE ENTRANCES

What this means for you Summary

Snapshot

• This is a 7-bed/2.0-bath single-family listed at $165k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#77 in HI) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; Watch: health & safety C-, schools F, amenities 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: 85 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 (-2.1%/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.
• At projected returns (-2.1% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.32% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.94%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.35×
• Total profit: $15,952
• Equity at exit: $30,999

10-year hold

• IRR: 16.2%
• Equity multiple: 2.44×
• Total profit: $66,533
• Equity at exit: $25,501

Cash invested: $46,200 (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 96772

• Home prices YoY: -1.2%
• Active inventory: 85
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,172 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $575

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 69%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $165,000 Active 87 DOM
2. 2026-06-17
   days on market $165,000 Active 86 DOM
3. 2026-06-16
   days on market $165,000 Active 85 DOM
4. 2026-06-15
   days on market $165,000 Active 84 DOM
5. 2026-06-13
   days on market $165,000 Active 82 DOM
6. 2026-06-13
   days on market $165,000 Active 81 DOM
7. 2026-06-10
   days on market $165,000 Active 79 DOM
8. 2026-06-09
   days on market $165,000 Active 78 DOM
9. 2026-06-08
   days on market $165,000 Active 77 DOM
10. 2026-06-07
    days on market $165,000 Active 76 DOM
11. 2026-06-05
    days on market $165,000 Active 73 DOM
12. 2026-06-03
    days on market $165,000 Active 72 DOM
13. 2026-06-02
    days on market $165,000 Active 71 DOM
14. 2026-06-01
    days on market $165,000 Active 70 DOM
15. 2026-05-31
    days on market $165,000 Active 69 DOM
16. 2026-03-23
    listed $165,000 Active 820-char remark

    Show marketing remark (820 chars)

    Priced to Sell! Opportunity awaits in Na‘alehu! This fixer-upper is full of potential and ready for your vision. Ideal for investors, contractors, or buyers looking to restore a classic plantation-style home. The flexible layout offers excellent potential for multi-generational living or rental income, featuring two separate kitchens, living areas, and private entrances. With so much space to reimagine, this property is a blank canvas for your renovation ideas. Owner financing available, providing a unique opportunity to secure the property now and make improvements over time. Enjoy the charm of country living just minutes from Na‘alehu town, with convenient access to local shops, eateries, and coffee spots. Bring your creativity and tools—this one is packed with possibilities! Sold As-Is.

17. 2025-11-13
    historical
18. 2025-11-03
    price $196,800
19. 2025-10-23
    price $198,800
20. 2025-09-18
    status Active
21. 2025-09-16
    historical
22. 2025-08-14
    price $208,000
23. 2025-07-23
    price $228,000
24. 2025-07-04
    price $248,000
25. 2025-06-20
    listed $278,000 Active
26. 2008-02-05
    listed $165,000

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

Taxation est. · year 1

• Rental income: $26,060
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − Depreciation: −$4,800
• Taxable income: $4,548
• Est. tax owed @ 24.0%: −$1,091
• After-tax cash flow: $5,813/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements to restore its value. Immediate attention to structural and aesthetic issues is necessary.

Repairs flagged

• Major Exposed ceiling in kitchen and bathrooms — Structural damage
• Major Missing cabinets in kitchen and bathrooms — Aesthetic and functional issues
• Major Exposed subfloor in all rooms — Structural damage
• Major Overgrown vegetation around the property — Safety hazard and aesthetic issues

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and safety
• Both Interior and exterior repairs — Restores structural integrity and enhances property's value
• Both HVAC and mechanical repairs — Improves comfort and energy efficiency
• Both Kitchen and bathroom renovations — Enhances functionality and aesthetic appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed ceiling in kitchen and bathrooms · Structural damage	Major	$15,000–50,000
Missing cabinets in kitchen and bathrooms · Aesthetic and functional issues	Major	$15,000–50,000
Exposed subfloor in all rooms · Structural damage	Major	$15,000–50,000
Overgrown vegetation around the property · Safety hazard and aesthetic issues	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and safety ↑
• Both Interior and exterior repairs — Restores structural integrity and enhances property's value ↑
• Both HVAC and mechanical repairs — Improves comfort and energy efficiency ↑
• Both Kitchen and bathroom renovations — Enhances functionality and aesthetic appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Naalehu

• Score: 61/100
• State rank: #77
• US rank: #17504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Naalehu, HI
• Population (ZIP): 2,556

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 0.83)
• Race & ethnicity: Two or more races 37% White 35% Hispanic / Latino 17% Asian 14% Pacific Islander 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 8%
• Common ancestry: Russian 5% Portuguese 5% Lithuanian 3%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 69% English-only · Other Asian/Pacific 9% Spanish 6% Tagalog/Filipino 4%

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: ▼ -2.14%
• Current HPI: 169.9537
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

11 events — show timeline

• 2026-03-23 Listed $165,000 HI Information Service
• 2025-11-13 Listing Removed — HI Information Service
• 2025-11-03 Price Changed $196,800 HI Information Service
• 2025-10-23 Price Changed $198,800 HI Information Service
• 2025-09-18 Relisted — HI Information Service
• 2025-09-16 Listing Removed — HI Information Service
• 2025-08-14 Price Changed $208,000 HI Information Service
• 2025-07-23 Price Changed $228,000 HI Information Service
• 2025-07-04 Price Changed $248,000 HI Information Service
• 2025-06-20 Listed $278,000 HI Information Service
• 2008-02-05 Listed $165,000 HI Information Service