16-2030 Ooaa Rd · Hawaiian Acres, HI 96771

$255,000

1 bd · 1.5 ba · 828 sqft · SingleFamily · 105 Days on market

Built 2021 3.00 ac lot $308/sqft · 18% above area Est $217k · 18% over

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Why this score? — see what drove the F 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 +7.1/30.0
• Appreciation +5.4/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Tranquil off-grid space in the Ohia forest. This well-built, 1 bedroom/1 bath sustainable dwelling with 4 additional rooms is located on 3 acres in the lower half of Hawaiian Acres subdivision. This private homestead has an abundance of producing food crops and edible landscaping including multiple varieties of Bananas, White Pineapple, Papaya, Bajool Tree, several varieties of Citrus and Figs, Sweet Potato, Breadfruit, Coffee, Soursop, multiple types of Ginger including Torch Ginger, Turmeric, Guava, Lilikoi, Cassava, Sugarcane, Coconut Palms, Rollenia, Tongan Spinach, Poha, Popolo, Hala, Cranberry Hibiscus, Hono Hono and so much more! Owners brought in 5-10 pick-up loads of soil, mulch, and manure every month! This is a farmer's paradise with room to expand! Inside the main living structure is 1 bedroom with walk-in closet and 3 additional rooms, one full bath, and a bright and spacious kitchen and living/dining space. The laundry and another half bath are located in a separate structure. There is another 10'x12' structure behind the main living space that has electricity (no running water) perfect for a guest room, storage or art studio. There is a greenhouse on a concrete slab as well as 2 additional plastic sheds for garden tools and storage. There is a 15’ (5000 gallon) swimming pool used as back-up water catchment that could be re-converted back into a recreational use pool with some TLC. A lot of love and hard work went into making this homestead a bountiful place to live. Some of the features include: -UV water filtration system -5000 gallon galvanized water catchment -2 water pumps -On demand ECOTEMP water heater -New glass jalousie windows throughout -2500W Outback Inverter (Wired for additional 2500W Outback Inverter) -4 lithium batteries (Total of 18KWH) -2 charge controllers -4000W of solar panels on the roof -Large DC freezer and chest refrigerator -2 worm farm compost containers

Key facts

• Edible landscaping
• Producing food crops
• 3 acre lot

Tags

• PRODUCING FOOD CROPS
• EDIBLE LANDSCAPING
• MULTIPLE VARIETIES OF BANANAS
• GREENHOUSE ON CONCRETE SLAB
• 5000 GALLON SWIMMING POOL
• UV WATER FILTRATION SYSTEM

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-362 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (30.5% below list).
• Recommended offer: $177k (30.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#123 in HI) — a working-class tenant base; expect higher turnover. Strengths: crime A, housing B; Watch: health & safety C-, amenities F, commute 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.
• Zoned schools: Mountain View Elementary School (math 9% / reading 16%, grade F, #175 of 183 statewide, top 96%, 493 students, 78% FRL); Keaau Middle School (math 11% / reading 31%, grade F, #37 of 42 statewide, top 88%, 749 students, 76% FRL); Keaau High School (math 17% / reading 47%, grade F, #34 of 43 statewide, top 79%, 1,046 students, 73% FRL) — zoned schools average 76% FRL vs 39% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 41% district-wide (-19 pts) — the specific schools serving this property underperform the Hawaii Department Of Education average; the district grade overstates school quality for this exact location.
• Market conditions: 135 active listings in the ZIP; 982 units permitted in Hawaii County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.7% local appreciation)).
• Hawaii County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $177,301 (30.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.70% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.08%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $216,950
• List price: $255,000
• Delta: 17.54%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16-2020 Uau Rd	0.34mi	1/1.0	765 (-8%)	1mo	$200,000	$261	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.70×
• Total profit: $-21,506
• Equity at exit: $83,571

10-year hold

• IRR: -0.5%
• Equity multiple: 0.94×
• Total profit: $-4,370
• Equity at exit: $108,415

Cash invested: $71,400 (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 96771

• Home prices YoY: 0.4%
• Active inventory: 135
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,773 medium
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-362

Break-even live

Break-even rent $2,231

Max offer price $202,680

Occupancy floor —

Sensitivity live

Price	-10% $-185	-5% $-273	+0% $-362	+5% $-450	+10% $-538
Rent	-10% $-502	-5% $-432	+0% $-362	+5% $-292	+10% $-222
Rate	-1.0pp $-233	-0.5pp $-297	base $-362	+0.5pp $-428	+1.0pp $-495

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $255,000 Active 105 DOM
2. 2026-06-18
   days on market $255,000 Active 102 DOM
3. 2026-06-17
   days on market $255,000 Active 101 DOM
4. 2026-06-16
   days on market $255,000 Active 100 DOM
5. 2026-06-15
   days on market $255,000 Active 99 DOM
6. 2026-06-13
   days on market $255,000 Active 97 DOM
7. 2026-06-13
   days on market $255,000 Active 96 DOM
8. 2026-06-10
   days on market $255,000 Active 94 DOM
9. 2026-06-09
   days on market $255,000 Active 93 DOM
10. 2026-06-08
    days on market $255,000 Active 92 DOM
11. 2026-06-07
    days on market $255,000 Active 91 DOM
12. 2026-06-05
    days on market $255,000 Active 88 DOM
13. 2026-06-03
    days on market $255,000 Active 87 DOM
14. 2026-06-02
    days on market $255,000 Active 86 DOM
15. 2026-06-01
    days on market $255,000 Active 85 DOM
16. 2026-05-31
    days on market $255,000 Active 84 DOM
17. 2026-05-05
    price $255,000 1936-char remark

    Show marketing remark (1936 chars)

    Tranquil off-grid space in the Ohia forest. This well-built, 1 bedroom/1 bath sustainable dwelling with 4 additional rooms is located on 3 acres in the lower half of Hawaiian Acres subdivision. This private homestead has an abundance of producing food crops and edible landscaping including multiple varieties of Bananas, White Pineapple, Papaya, Bajool Tree, several varieties of Citrus and Figs, Sweet Potato, Breadfruit, Coffee, Soursop, multiple types of Ginger including Torch Ginger, Turmeric, Guava, Lilikoi, Cassava, Sugarcane, Coconut Palms, Rollenia, Tongan Spinach, Poha, Popolo, Hala, Cranberry Hibiscus, Hono Hono and so much more! Owners brought in 5-10 pick-up loads of soil, mulch, and manure every month! This is a farmer's paradise with room to expand! Inside the main living structure is 1 bedroom with walk-in closet and 3 additional rooms, one full bath, and a bright and spacious kitchen and living/dining space. The laundry and another half bath are located in a separate structure. There is another 10'x12' structure behind the main living space that has electricity (no running water) perfect for a guest room, storage or art studio. There is a greenhouse on a concrete slab as well as 2 additional plastic sheds for garden tools and storage. There is a 15’ (5000 gallon) swimming pool used as back-up water catchment that could be re-converted back into a recreational use pool with some TLC. A lot of love and hard work went into making this homestead a bountiful place to live. Some of the features include: -UV water filtration system -5000 gallon galvanized water catchment -2 water pumps -On demand ECOTEMP water heater -New glass jalousie windows throughout -2500W Outback Inverter (Wired for additional 2500W Outback Inverter) -4 lithium batteries (Total of 18KWH) -2 charge controllers -4000W of solar panels on the roof -Large DC freezer and chest refrigerator -2 worm farm compost containers

18. 2026-01-25
    listed $295,000 Active 1936-char remark

    Show marketing remark (1936 chars)

    Tranquil off-grid space in the Ohia forest. This well-built, 1 bedroom/1 bath sustainable dwelling with 4 additional rooms is located on 3 acres in the lower half of Hawaiian Acres subdivision. This private homestead has an abundance of producing food crops and edible landscaping including multiple varieties of Bananas, White Pineapple, Papaya, Bajool Tree, several varieties of Citrus and Figs, Sweet Potato, Breadfruit, Coffee, Soursop, multiple types of Ginger including Torch Ginger, Turmeric, Guava, Lilikoi, Cassava, Sugarcane, Coconut Palms, Rollenia, Tongan Spinach, Poha, Popolo, Hala, Cranberry Hibiscus, Hono Hono and so much more! Owners brought in 5-10 pick-up loads of soil, mulch, and manure every month! This is a farmer's paradise with room to expand! Inside the main living structure is 1 bedroom with walk-in closet and 3 additional rooms, one full bath, and a bright and spacious kitchen and living/dining space. The laundry and another half bath are located in a separate structure. There is another 10'x12' structure behind the main living space that has electricity (no running water) perfect for a guest room, storage or art studio. There is a greenhouse on a concrete slab as well as 2 additional plastic sheds for garden tools and storage. There is a 15’ (5000 gallon) swimming pool used as back-up water catchment that could be re-converted back into a recreational use pool with some TLC. A lot of love and hard work went into making this homestead a bountiful place to live. Some of the features include: -UV water filtration system -5000 gallon galvanized water catchment -2 water pumps -On demand ECOTEMP water heater -New glass jalousie windows throughout -2500W Outback Inverter (Wired for additional 2500W Outback Inverter) -4 lithium batteries (Total of 18KWH) -2 charge controllers -4000W of solar panels on the roof -Large DC freezer and chest refrigerator -2 worm farm compost containers

19. 2023-02-17
    soldstatus $185,000 Sold 1898-char remark

    Show marketing remark (1898 chars)

    Brand new off grid home in the Ohia forest. Lovely, sustainable 4 bedroom 1.5 half bath home located on 3 acres in the lower half of Hawaiian Acres subdivision. This is a well built, solid home with many custom finishing touches including tile, cedar and pine wood working through out. Live comfortably off grid in this private homestead with room to expand. Inside the home are 4 bedrooms and one full bath, a bright and spacious kitchen and living/dining space with a separate storage pantry room. The laundry and another half bath are located in a separate structure just off the main house with second propane hot water heater and more storage space. There is another 10x12 cabin a ways behind the home perfect for a guest room, storage or caretakers quarters. Also enjoy the 15’ swimming pool just off the house. Great for hot days and or back up water for your catchment. Gardens and crops are already started and some are producing! Including banana, sweet potato, pineapple, citrus, breadfruit, fig, coffee, soursop, ginger, turmeric, guava so and many other tropicals and trees. This property has everything you need to maintain the home and property included. Its prepped and ready for you to start your sustainable live off the land journey. A lot of love and hard work went into making this house a forever home. It is a complete package and priced to sell, schedule a showing today!Some of the features of the home include:-UV water filtration system-NEW 5000 gallon galvanized water catchment-2 water pumps-2 on demand propane hot water heaters-Gas generator -swimming pool-custom made windows with “Bahama Shutters” to keep the weather out-double Outback 12 volt solar power system-Large solar freezer with AGM batteries-full sized electric refrigerator * * Lots of tools, equipment, furniture, treadle sewing machine and other essentials included in the sale * *

20. 2022-12-28
    price $199,000 1898-char remark

    Show marketing remark (1898 chars)

    Brand new off grid home in the Ohia forest. Lovely, sustainable 4 bedroom 1.5 half bath home located on 3 acres in the lower half of Hawaiian Acres subdivision. This is a well built, solid home with many custom finishing touches including tile, cedar and pine wood working through out. Live comfortably off grid in this private homestead with room to expand. Inside the home are 4 bedrooms and one full bath, a bright and spacious kitchen and living/dining space with a separate storage pantry room. The laundry and another half bath are located in a separate structure just off the main house with second propane hot water heater and more storage space. There is another 10x12 cabin a ways behind the home perfect for a guest room, storage or caretakers quarters. Also enjoy the 15’ swimming pool just off the house. Great for hot days and or back up water for your catchment. Gardens and crops are already started and some are producing! Including banana, sweet potato, pineapple, citrus, breadfruit, fig, coffee, soursop, ginger, turmeric, guava so and many other tropicals and trees. This property has everything you need to maintain the home and property included. Its prepped and ready for you to start your sustainable live off the land journey. A lot of love and hard work went into making this house a forever home. It is a complete package and priced to sell, schedule a showing today!Some of the features of the home include:-UV water filtration system-NEW 5000 gallon galvanized water catchment-2 water pumps-2 on demand propane hot water heaters-Gas generator -swimming pool-custom made windows with “Bahama Shutters” to keep the weather out-double Outback 12 volt solar power system-Large solar freezer with AGM batteries-full sized electric refrigerator * * Lots of tools, equipment, furniture, treadle sewing machine and other essentials included in the sale * *

21. 2022-12-12
    price $205,000 1898-char remark

    Show marketing remark (1898 chars)

    Brand new off grid home in the Ohia forest. Lovely, sustainable 4 bedroom 1.5 half bath home located on 3 acres in the lower half of Hawaiian Acres subdivision. This is a well built, solid home with many custom finishing touches including tile, cedar and pine wood working through out. Live comfortably off grid in this private homestead with room to expand. Inside the home are 4 bedrooms and one full bath, a bright and spacious kitchen and living/dining space with a separate storage pantry room. The laundry and another half bath are located in a separate structure just off the main house with second propane hot water heater and more storage space. There is another 10x12 cabin a ways behind the home perfect for a guest room, storage or caretakers quarters. Also enjoy the 15’ swimming pool just off the house. Great for hot days and or back up water for your catchment. Gardens and crops are already started and some are producing! Including banana, sweet potato, pineapple, citrus, breadfruit, fig, coffee, soursop, ginger, turmeric, guava so and many other tropicals and trees. This property has everything you need to maintain the home and property included. Its prepped and ready for you to start your sustainable live off the land journey. A lot of love and hard work went into making this house a forever home. It is a complete package and priced to sell, schedule a showing today!Some of the features of the home include:-UV water filtration system-NEW 5000 gallon galvanized water catchment-2 water pumps-2 on demand propane hot water heaters-Gas generator -swimming pool-custom made windows with “Bahama Shutters” to keep the weather out-double Outback 12 volt solar power system-Large solar freezer with AGM batteries-full sized electric refrigerator * * Lots of tools, equipment, furniture, treadle sewing machine and other essentials included in the sale * *

22. 2022-10-25
    listed $215,000 Active 1898-char remark

    Show marketing remark (1898 chars)

    Brand new off grid home in the Ohia forest. Lovely, sustainable 4 bedroom 1.5 half bath home located on 3 acres in the lower half of Hawaiian Acres subdivision. This is a well built, solid home with many custom finishing touches including tile, cedar and pine wood working through out. Live comfortably off grid in this private homestead with room to expand. Inside the home are 4 bedrooms and one full bath, a bright and spacious kitchen and living/dining space with a separate storage pantry room. The laundry and another half bath are located in a separate structure just off the main house with second propane hot water heater and more storage space. There is another 10x12 cabin a ways behind the home perfect for a guest room, storage or caretakers quarters. Also enjoy the 15’ swimming pool just off the house. Great for hot days and or back up water for your catchment. Gardens and crops are already started and some are producing! Including banana, sweet potato, pineapple, citrus, breadfruit, fig, coffee, soursop, ginger, turmeric, guava so and many other tropicals and trees. This property has everything you need to maintain the home and property included. Its prepped and ready for you to start your sustainable live off the land journey. A lot of love and hard work went into making this house a forever home. It is a complete package and priced to sell, schedule a showing today!Some of the features of the home include:-UV water filtration system-NEW 5000 gallon galvanized water catchment-2 water pumps-2 on demand propane hot water heaters-Gas generator -swimming pool-custom made windows with “Bahama Shutters” to keep the weather out-double Outback 12 volt solar power system-Large solar freezer with AGM batteries-full sized electric refrigerator * * Lots of tools, equipment, furniture, treadle sewing machine and other essentials included in the sale * *

ⓘ 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: $21,276
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$7,418
• Taxable loss: −$8,930
• Est. tax savings @ 24.0%: +$2,143
• After-tax cash flow: $-2,196/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 — Hawaiian Acres

• Score: 56/100
• State rank: #123
• US rank: #22718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawaiian Acres, HI
• City population: 4,144
• Population (ZIP): 7,736

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 0.87)
• Race & ethnicity: Two or more races 41% White 33% Pacific Islander 16% Hispanic / Latino 14% Asian 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Russian 10% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Other Asian/Pacific 7% Spanish 1% German/W. Germanic 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: ▲ 0.74%
• Current HPI: 169.8292
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+18.6% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $255,000 HI Information Service
• 2026-01-25 Listed $295,000 HI Information Service
• 2023-02-17 Sold (MLS) $185,000 HI Information Service
• 2022-12-28 Price Changed $199,000 HI Information Service
• 2022-12-12 Price Changed $205,000 HI Information Service
• 2022-10-25 Listed $215,000 HI Information Service