16-1970 Silversword Ct · Tiki Gardens, HI 96749

$175,000

1 bd · 1.0 ba · 528 sqft · SingleFamily · 251 Days on market

Built 2005 Fair condition 8,100 sqft lot $331/sqft · at area comps Est $173k · at est. ↓ 31% since listing

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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 +18.4/30.0
• ARV discount +6.9/15.0
• DSCR +5.8/10.0
• Appreciation +5.5/10.0
• 1% rule +4.9/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Nestled just off Ainaloa Boulevard, this charming 1-bedroom, 1-bath home offers the perfect blend of comfort, creativity, and serenity. Thoughtfully refurbished with peace in mind, the cozy layout flows from an enclosed sitting area into the inviting dining and kitchen spaces. Information contained herein may contain inaccuracies and is provided without warranty or guarantee of any kind. Buyer and/or Buyers agent or representative must independently verify any information they deem material or important to their purchase or offered price there under. All furnishings and contents have been removed and is not included in the sale. Seller has removed Majority of all contents that is shown in photos. Items that will remain part of the sale is appliances such as: Refrigerator, Microwave, Stove, Hood, Dishwasher, Air conditioner, Food disposal, 1 electric hot water heater, 1 propane hot water heater and 2 clawfoot bathtubs. Right off the bedroom, you’ll discover a spacious, spa-inspired bathroom with a unique open-air feel — complete with dual showers and two deep soaking tubs that were specially shipped from the West Coast. It’s a one-of-a-kind retreat designed for relaxation and rejuvenation. Practical touches include a separate laundry/workshop outbuilding and a convenient storage shed, adding functionality to the tranquil setting. Whether you’re seeking a peaceful getaway, a first home, or a distinctive rental opportunity, this property captures the essence of simple, island-style living.

Key facts

• Dual showers
• Deep soaking tubs
• Storage shed

Tags

• ENCLOSED SITTING AREA
• SPA INSPIRED BATHROOM
• DUAL SHOWERS
• DEEP SOAKING TUBS
• SEPARATE LAUNDRY OUTBUILDING
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (0.7% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 189 active listings in the ZIP; solid renter incomes; 982 units permitted in Hawaii County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (0.9% local appreciation)).
• Hawaii County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 10, 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 251 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $55k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.99%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $172,855
• List price: $175,000
• Delta: 1.24%
• Verdict: FAIR
• Comps: 5 within 2.0 mi

Projected returns pro-forma

0.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.18×
• Total profit: $8,908
• Equity at exit: $59,124

10-year hold

• IRR: 8.1%
• Equity multiple: 1.98×
• Total profit: $48,097
• Equity at exit: $78,095

Cash invested: $49,000 (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 96749

• Home prices YoY: 0.5%
• Active inventory: 189
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $97

Break-even live

Break-even rent $1,615

Max offer price $175,000

Occupancy floor 89%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $175,000 Active 251 DOM
2. 2026-06-17
   days on market $175,000 Active 250 DOM
3. 2026-06-15
   days on market $175,000 Active 248 DOM
4. 2026-06-13
   days on market $175,000 Active 246 DOM
5. 2026-06-13
   days on market $175,000 Active 245 DOM
6. 2026-06-10
   days on market $175,000 Active 243 DOM
7. 2026-06-09
   days on market $175,000 Active 242 DOM
8. 2026-06-08
   days on market $175,000 Active 241 DOM
9. 2026-06-07
   days on market $175,000 Active 240 DOM
10. 2026-06-05
    days on market $175,000 Active 237 DOM
11. 2026-06-03
    days on market $175,000 Active 236 DOM
12. 2026-06-02
    days on market $175,000 Active 235 DOM
13. 2026-06-01
    days on market $175,000 Active 234 DOM
14. 2026-05-31
    days on market $175,000 Active 233 DOM
15. 2026-03-19
    status Active 1535-char remark

    Show marketing remark (1535 chars)

    Nestled just off Ainaloa Boulevard, this charming 1-bedroom, 1-bath home offers the perfect blend of comfort, creativity, and serenity. Thoughtfully refurbished with peace in mind, the cozy layout flows from an enclosed sitting area into the inviting dining and kitchen spaces. Information contained herein may contain inaccuracies and is provided without warranty or guarantee of any kind. Buyer and/or Buyers agent or representative must independently verify any information they deem material or important to their purchase or offered price there under. All furnishings and contents have been removed and is not included in the sale. Seller has removed Majority of all contents that is shown in photos. Items that will remain part of the sale is appliances such as: Refrigerator, Microwave, Stove, Hood, Dishwasher, Air conditioner, Food disposal, 1 electric hot water heater, 1 propane hot water heater and 2 clawfoot bathtubs. Right off the bedroom, you’ll discover a spacious, spa-inspired bathroom with a unique open-air feel — complete with dual showers and two deep soaking tubs that were specially shipped from the West Coast. It’s a one-of-a-kind retreat designed for relaxation and rejuvenation. Practical touches include a separate laundry/workshop outbuilding and a convenient storage shed, adding functionality to the tranquil setting. Whether you’re seeking a peaceful getaway, a first home, or a distinctive rental opportunity, this property captures the essence of simple, island-style living.

16. 2026-03-11
    price $175,000 1535-char remark

    Show marketing remark (1535 chars)

    Nestled just off Ainaloa Boulevard, this charming 1-bedroom, 1-bath home offers the perfect blend of comfort, creativity, and serenity. Thoughtfully refurbished with peace in mind, the cozy layout flows from an enclosed sitting area into the inviting dining and kitchen spaces. Information contained herein may contain inaccuracies and is provided without warranty or guarantee of any kind. Buyer and/or Buyers agent or representative must independently verify any information they deem material or important to their purchase or offered price there under. All furnishings and contents have been removed and is not included in the sale. Seller has removed Majority of all contents that is shown in photos. Items that will remain part of the sale is appliances such as: Refrigerator, Microwave, Stove, Hood, Dishwasher, Air conditioner, Food disposal, 1 electric hot water heater, 1 propane hot water heater and 2 clawfoot bathtubs. Right off the bedroom, you’ll discover a spacious, spa-inspired bathroom with a unique open-air feel — complete with dual showers and two deep soaking tubs that were specially shipped from the West Coast. It’s a one-of-a-kind retreat designed for relaxation and rejuvenation. Practical touches include a separate laundry/workshop outbuilding and a convenient storage shed, adding functionality to the tranquil setting. Whether you’re seeking a peaceful getaway, a first home, or a distinctive rental opportunity, this property captures the essence of simple, island-style living.

17. 2026-02-26
    historical Active Under Contract 1535-char remark

    Show marketing remark (1535 chars)

    Nestled just off Ainaloa Boulevard, this charming 1-bedroom, 1-bath home offers the perfect blend of comfort, creativity, and serenity. Thoughtfully refurbished with peace in mind, the cozy layout flows from an enclosed sitting area into the inviting dining and kitchen spaces. Information contained herein may contain inaccuracies and is provided without warranty or guarantee of any kind. Buyer and/or Buyers agent or representative must independently verify any information they deem material or important to their purchase or offered price there under. All furnishings and contents have been removed and is not included in the sale. Seller has removed Majority of all contents that is shown in photos. Items that will remain part of the sale is appliances such as: Refrigerator, Microwave, Stove, Hood, Dishwasher, Air conditioner, Food disposal, 1 electric hot water heater, 1 propane hot water heater and 2 clawfoot bathtubs. Right off the bedroom, you’ll discover a spacious, spa-inspired bathroom with a unique open-air feel — complete with dual showers and two deep soaking tubs that were specially shipped from the West Coast. It’s a one-of-a-kind retreat designed for relaxation and rejuvenation. Practical touches include a separate laundry/workshop outbuilding and a convenient storage shed, adding functionality to the tranquil setting. Whether you’re seeking a peaceful getaway, a first home, or a distinctive rental opportunity, this property captures the essence of simple, island-style living.

18. 2026-01-21
    price $185,000 1535-char remark

    Show marketing remark (1535 chars)

    Nestled just off Ainaloa Boulevard, this charming 1-bedroom, 1-bath home offers the perfect blend of comfort, creativity, and serenity. Thoughtfully refurbished with peace in mind, the cozy layout flows from an enclosed sitting area into the inviting dining and kitchen spaces. Information contained herein may contain inaccuracies and is provided without warranty or guarantee of any kind. Buyer and/or Buyers agent or representative must independently verify any information they deem material or important to their purchase or offered price there under. All furnishings and contents have been removed and is not included in the sale. Seller has removed Majority of all contents that is shown in photos. Items that will remain part of the sale is appliances such as: Refrigerator, Microwave, Stove, Hood, Dishwasher, Air conditioner, Food disposal, 1 electric hot water heater, 1 propane hot water heater and 2 clawfoot bathtubs. Right off the bedroom, you’ll discover a spacious, spa-inspired bathroom with a unique open-air feel — complete with dual showers and two deep soaking tubs that were specially shipped from the West Coast. It’s a one-of-a-kind retreat designed for relaxation and rejuvenation. Practical touches include a separate laundry/workshop outbuilding and a convenient storage shed, adding functionality to the tranquil setting. Whether you’re seeking a peaceful getaway, a first home, or a distinctive rental opportunity, this property captures the essence of simple, island-style living.

19. 2025-10-05
    listed $230,000 Active 1535-char remark

    Show marketing remark (1535 chars)

    Nestled just off Ainaloa Boulevard, this charming 1-bedroom, 1-bath home offers the perfect blend of comfort, creativity, and serenity. Thoughtfully refurbished with peace in mind, the cozy layout flows from an enclosed sitting area into the inviting dining and kitchen spaces. Information contained herein may contain inaccuracies and is provided without warranty or guarantee of any kind. Buyer and/or Buyers agent or representative must independently verify any information they deem material or important to their purchase or offered price there under. All furnishings and contents have been removed and is not included in the sale. Seller has removed Majority of all contents that is shown in photos. Items that will remain part of the sale is appliances such as: Refrigerator, Microwave, Stove, Hood, Dishwasher, Air conditioner, Food disposal, 1 electric hot water heater, 1 propane hot water heater and 2 clawfoot bathtubs. Right off the bedroom, you’ll discover a spacious, spa-inspired bathroom with a unique open-air feel — complete with dual showers and two deep soaking tubs that were specially shipped from the West Coast. It’s a one-of-a-kind retreat designed for relaxation and rejuvenation. Practical touches include a separate laundry/workshop outbuilding and a convenient storage shed, adding functionality to the tranquil setting. Whether you’re seeking a peaceful getaway, a first home, or a distinctive rental opportunity, this property captures the essence of simple, island-style living.

20. 2025-08-25
    historical
21. 2025-08-08
    price $244,000
22. 2025-05-27
    listed $255,000 Active

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $20,847
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$5,091
• Taxable loss: −$1,680
• Est. tax savings @ 24.0%: +$403
• After-tax cash flow: $1,562/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

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, exterior, and HVAC system.

Repairs flagged

• Moderate Kitchen cabinets — Significant wear and tear.
• Major Bathroom fixtures — Old and worn-out, requiring replacement.
• Moderate Exterior siding — Discoloration and potential wear.
• Moderate HVAC unit — Appears old and may need replacement or upgrade.
• Minor Landscaping — Could benefit from some updates and improvements.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can significantly improve the home's appearance.
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency.
• Both Landscaping improvements — A well-maintained yard can enhance curb appeal and property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Significant wear and tear.	Moderate	$3,000–15,000
Bathroom fixtures · Old and worn-out, requiring replacement.	Major	$15,000–50,000
Exterior siding · Discoloration and potential wear.	Moderate	$3,000–15,000
HVAC unit · Appears old and may need replacement or upgrade.	Moderate	$3,000–15,000
Landscaping · Could benefit from some updates and improvements.	Minor	$500–3,000
Total estimated repair cost · 5 items		$24,500–98,000

Value-add ROI direction

• Resale Painting the interior walls — Fresh paint can significantly improve the home's appearance. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency. ↑
• Both Landscaping improvements — A well-maintained yard can enhance curb appeal and property value. ↑

ⓘ 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 — Tiki Gardens

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Tiki Gardens, HI
• County: Hawaii County · 119,311 people
• Metro: Hilo, HI
• Population (ZIP): 19,132
• Household income: $85,399
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 290.0

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 33% White 24% Asian 22% Pacific Islander 14% Hispanic / Latino 13% Black 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3%
• Common ancestry: Russian 9% Lithuanian 3% Italian 2%
• Foreign-born: 14% · Vietnam, Canada
• Languages at home: 73% English-only · Other Asian/Pacific 15% Vietnamese 2% Spanish 2%

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: ▲ 0.93%
• Current HPI: 183.9836
• Rent YoY: —
• Metro: Hilo, HI
• State GDP YoY: —
• F500 in state: 0

Price history

-31.4% since first listed

8 events — show timeline

• 2026-03-19 Relisted — HI Information Service
• 2026-03-11 Price Changed $175,000 HI Information Service
• 2026-02-26 Contingent — HI Information Service
• 2026-01-21 Price Changed $185,000 HI Information Service
• 2025-10-05 Listed $230,000 HI Information Service
• 2025-08-25 Listing Removed — HI Information Service
• 2025-08-08 Price Changed $244,000 HI Information Service
• 2025-05-27 Listed $255,000 HI Information Service