84-770 Kili Dr Unit J1034 · Makaha, HI 96792

$180,000

1 bd · 1.0 ba · 680 sqft · Condo · 187 Days on market

Built 1970 Excellent condition $265/sqft · 26% below area Est $242k · 26% under $1210/mo HOA · 62% of rent ↓ 16% since listing

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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).

• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• Condition / age +4.8/5.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Schools +1.9/10.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is your chance to own a piece of paradise in Hawaii! Enjoy breathtaking panoramic views from the mountains to the ocean, all from the comfort of your new home. This unit is perfectly situated to see the beauty of Makaha Valley, gorgeous coastline, and brilliant blue ocean water. This 1-Bedroom, 1-Bathroom, 10th floor condo is located in J-Tower which is the second to last tower on the Mauka side of the complex. Updated Samsung stainless steel dishwasher, deep farm-style sink, new bathroom toilet, and updated unit Breaker Box in 2024. The interior of this unit has also been upgraded with new travertine tile in the kitchen and bathroom, complimented by lovely hardwood flooring in the bedroom and living room. Resort like amenities including a heated saltwater swimming pool, BBQ area, community laundry room, and 24-Hr Security. Makaha Valley Towers is nestled alongside the lush green mountains of Makaha Valley, a short distance to world famous Makaha Beach, beautiful hiking trails, and lots of shopping areas just outside of the valley. A great place to call home or own as an investment property.

Key facts

• Bbq area
• Lush green mountains
• 24-hr security

Tags

• HEATED SALTWATER SWIMMING POOL
• BBQ AREA
• COMMUNITY LAUNDRY ROOM
• 24-HR SECURITY
• LUSH GREEN MOUNTAINS
• WORLD FAMOUS MAKAHA BEACH

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $180k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-901 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $50k (72.5% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $50k (72.5% below list) — sets the bar for cash-flow.
• Cap rate 0.3% vs local median 1.5% in Makaha — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 61/100 on livability (#82 in HI) — a middle-class / working-renter tenant base. Strengths: commute A; Watch: crime C-, health & safety C-, housing D+.
• 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: Makaha Elementary School (math 7% / reading 13%, grade F, #178 of 183 statewide, top 99%, 418 students, 83% FRL); Waianae Intermediate School (math 8% / reading 26%, grade F, #40 of 42 statewide, top 95%, 671 students, 74% FRL); Waianae High School (math 12% / reading 47%, grade F, #35 of 43 statewide, top 86%, 1,831 students, 64% FRL) — zoned schools average 74% FRL vs 39% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 41% district-wide (-22 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: Rents rising (+3.4%/yr); 281 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 187 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 62% of rent.

Recommended offer $49,557 (72.5% 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 187 days. Have you received any prior offers? Is the seller open to a 72% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.09% ✓
• Cap rate: 0.28%
• Cash-on-cash: -21.46%
• DSCR: 0.04
• GRM: 7.6

CMA / ARV

• ARV (median comp): $241,942
• List price: $180,000
• Delta: -25.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84-770 Kili Dr #434	0.00mi	1/1.0	680 (0%)	0mo	$171,900	$253	100
84-770 Kili Dr Unit J633	0.00mi	1/1.0	680 (0%)	2mo	$198,500	$292	99
84-770 Kili Dr Unit J634	0.07mi	1/1.0	680 (0%)	0mo	$198,000	$291	97
84-710 Kili Dr Unit D1315	0.04mi	1/1.0	680 (0%)	2mo	$185,000	$272	96
84-740 Kili Dr #725	0.01mi	1/1.0	680 (0%)	4mo	$240,000	$353	96
84-740 Kili Dr Unit H/1330	0.01mi	1/1.0	684 (+1%)	6mo	$212,000	$310	94
84-718 Ala Mahiku St Unit 76B	0.16mi	2/1.0 (+1)	815 (+20%)	2mo	$175,000	$215	61
84-680 Kili Dr Unit A703	0.11mi	2/1.0 (+1)	840 (+24%)	6mo	$265,000	$315	60
84-757 Kiana Pl Unit 2/4B	0.21mi	2/1.0 (+1)	815 (+20%)	3mo	$294,000	$361	58
84-755 Ala Mahiku St Unit 73B	0.16mi	2/1.0 (+1)	815 (+20%)	6mo	$170,000	$209	58
84-757 Kiana Pl Unit 2B	0.21mi	2/1.0 (+1)	830 (+22%)	5mo	$270,000	$325	56
84-665 Ala Mahiku St Unit 149A	0.18mi	2/1.0 (+1)	815 (+20%)	9mo	$225,000	$276	54

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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: -59.2%
• Equity multiple: -0.69×
• Total profit: $-85,055
• Equity at exit: $26,839

10-year hold

• IRR: —
• Equity multiple: -1.81×
• Total profit: $-141,735
• Equity at exit: $15,563

Cash invested: $50,400 (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 →

Active competition Active MLS

• For sale now: 1 active · 3 under contract
• Median asking: $229,000 ($337/sqft)
• Median days on market: 71 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +5.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 96792

• Home prices YoY: -18.8%
• Rents YoY: 3.4%
• Active inventory: 281
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,965 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$1,210
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-901

Break-even live

Break-even rent $3,106

Max offer price $49,557

Occupancy floor —

Sensitivity live

Price	-10% $-777	-5% $-839	+0% $-901	+5% $-964	+10% $-1,026
Rent	-10% $-1,057	-5% $-979	+0% $-901	+5% $-824	+10% $-746
Rate	-1.0pp $-811	-0.5pp $-856	base $-901	+0.5pp $-948	+1.0pp $-996

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: $45,000
• Closing costs: $5,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
84-740 Kili Dr #425 Waianae, HI	1.0	1.0	680	$2,000	$2.94	47d	1	0.03mi
84-770 Kili Dr Unit 1 Waianae, HI	1.0	1.0	744	$2,850	$3.83	93d	1	0.03mi
84-710 Kili Dr Waianae, HI	1.0	1.0	634	$2,000	$3.15	35d	3	0.04mi
84-710 Kili Dr #712 Waianae, HI	—	1.0	515	$1,700	$3.30	73d	1	0.04mi
84-710 Kili Dr #1919 Waianae, HI	1.0	1.0	680	$2,000	$2.94	73d	1	0.04mi
84-710 Kili Dr #1215 Waianae, HI	1.0	1.0	680	$2,000	$2.94	35d	1	0.04mi
84-710 Kili Dr #1620 Waianae, HI	—	1.0	515	$1,695	$3.29	52d	1	0.04mi
84-680 Kili Dr Waianae, HI	1.0–2.0	1.0	689	$2,100	$3.05	19d	2	0.06mi
84-680 Kili Dr Waianae, HI	1.0–2.0	1.0	680	$1,950	$2.87	63d	3	0.06mi
84-680 Kili Dr Waianae, HI	1.0–2.0	1.0	680	$1,900	$2.79	41d	2	0.06mi
84-680 Kili Dr Waianae, HI	1.0–2.0	1.0	680	$1,900	$2.79	33d	2	0.06mi
84-680 Kili Dr Unit B607 Waianae, HI	1.0	1.0	680	$2,100	$3.09	70d	1	0.13mi
84-740 Kili Dr Waianae, HI	1.0	1.0	680	$1,950	$2.87	35d	2	0.29mi
84-740 Kili Dr Waianae, HI	1.0	1.0	680	$1,950	$2.87	41d	2	0.29mi
84-824 Farrington Hwy Waianae, HI	2.0	1.0	700	$2,200	$3.14	73d	1	1.25mi
84-265 Farrington Hwy Waianae, HI	1.0	1.0	452	$1,800	$3.98	28d	3	1.29mi
84-265 Farrington Hwy #217 Waianae, HI	1.0	1.0	400	$1,800	$4.50	73d	1	1.29mi
84-265 Farrington Hwy #415 Waianae, HI	—	1.0	581	$1,750	$3.01	28d	1	1.29mi
84-1026 Hana St #3 Waianae, HI	2.0	1.0	600	$2,000	$3.33	93d	1	1.38mi
84-965 Farrington Hwy Waianae, HI	1.0	1.0	456	$2,000	$4.39	52d	1	1.49mi
84-965 Farrington Hwy Unit 718B Waianae, HI	1.0	1.0	456	$1,800	$3.95	39d	1	1.49mi
84-1111 Hana St Unit 15 Waianae, HI	2.0	1.0	600	$2,000	$3.33	20d	1	1.50mi

HOA detail $1,210/mo · $14,520/yr condo

• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $180,000 Active 187 DOM
2. 2026-08-07
   days on market $180,000 Active 186 DOM
3. 2026-08-06
   days on market $180,000 Active 185 DOM
4. 2026-08-05
   days on market $180,000 Active 184 DOM
5. 2026-08-04
   days on market $180,000 Active 183 DOM
6. 2026-08-03
   days on market $180,000 Active 182 DOM
7. 2026-07-31
   days on market $180,000 Active 179 DOM
8. 2026-07-30
   days on market $180,000 Active 178 DOM
9. 2026-07-30
   days on market $180,000 Active 177 DOM
10. 2026-07-28
    days on market $180,000 Active 176 DOM
11. 2026-07-26
    days on market $180,000 Active 174 DOM
12. 2026-07-24
    days on market $180,000 Active 172 DOM
13. 2026-07-23
    days on market $180,000 Active 171 DOM
14. 2026-07-22
    days on market $180,000 Active 170 DOM
15. 2026-07-21
    days on market $180,000 Active 169 DOM
16. 2026-07-20
    days on market $180,000 Active 168 DOM
17. 2026-07-18
    days on market $180,000 Active 166 DOM
18. 2026-07-18
    days on market $180,000 Active 165 DOM
19. 2026-07-15
    days on market $180,000 Active 163 DOM
20. 2026-07-14
    days on market $180,000 Active 162 DOM
21. 2026-07-13
    days on market $180,000 Active 161 DOM
22. 2026-07-13
    days on market $180,000 Active 160 DOM
23. 2026-07-11
    days on market $180,000 Active 159 DOM
24. 2026-07-10
    days on market $180,000 Active 158 DOM
25. 2026-07-10
    days on market $180,000 Active 157 DOM
26. 2026-07-07
    days on market $180,000 Active 155 DOM
27. 2026-07-06
    days on market $180,000 Active 154 DOM
28. 2026-07-05
    days on market $180,000 Active 153 DOM
29. 2026-07-03
    days on market $180,000 Active 151 DOM
30. 2026-07-02
    days on market $180,000 Active 150 DOM
31. 2026-07-01
    pricedays on market $180,000 Active 149 DOM
32. 2026-06-30
    days on market $185,000 Active 148 DOM
33. 2026-06-29
    days on market $185,000 Active 147 DOM
34. 2026-06-28
    days on market $185,000 Active 146 DOM
35. 2026-06-27
    days on market $185,000 Active 145 DOM
36. 2026-06-27
    days on market $185,000 Active 144 DOM
37. 2026-06-25
    days on market $185,000 Active 142 DOM
38. 2026-06-22
    days on market $185,000 Active 140 DOM
39. 2026-06-21
    days on market $185,000 Active 139 DOM
40. 2026-06-18
    days on market $185,000 Active 136 DOM
41. 2026-06-17
    days on market $185,000 Active 135 DOM
42. 2026-06-16
    days on market $185,000 Active 134 DOM
43. 2026-06-15
    price $185,000 Active 133 DOM
44. 2026-06-15
    days on market $189,000 Active 133 DOM
45. 2026-06-13
    days on market $189,000 Active 131 DOM
46. 2026-06-13
    days on market $189,000 Active 130 DOM
47. 2026-06-10
    days on market $189,000 Active 128 DOM
48. 2026-06-09
    days on market $189,000 Active 127 DOM
49. 2026-06-08
    days on market $189,000 Active 126 DOM
50. 2026-06-07
    days on market $189,000 Active 125 DOM

ⓘ 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 D · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $23,582
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − HOA: −$14,520
• − Depreciation: −$5,236
• Taxable loss: −$13,630
• Est. tax savings @ 24.0%: +$3,271
• After-tax cash flow: $-7,546/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 · 1 photo

Excellent 95/100 None rehab

This 1-bedroom, 1-bathroom condo in Makaha, HI, offers breathtaking views and is in excellent condition with recent updates. It is move-in ready and ideal for both buyers and renters.

Value-add opportunities

• Both Upgrade to smart home automation system — Enhances comfort and energy efficiency, attracting more buyers and renters. ↑
• Both Install smart thermostat — Improves energy efficiency and comfort, attracting more buyers and renters. ↑
• Both Add smart lock system — Enhances security and convenience, attracting more buyers and renters. ↑

F Composite school gradezoned avg 19/100

Zoned Schools

Elementary Makaha Elementary School F HI #178/183 Nat'l #38,691/41,679 Middle Waianae Intermediate School F HI #40/42 Nat'l #12,279/14,009 High Waianae High School F HI #35/43 Nat'l #11,215/17,239

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

C Composite livability gradescore 61/100

Livability — Makaha

• Score: 61/100
• State rank: #82
• US rank: #18431

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Makaha, HI
• County: Honolulu County · 1,072,641 people
• Metro: Urban Honolulu, HI
• Population (ZIP): 49,618
• Household income: $87,509
• Rent vs Own: 36.0% rent · 64.0% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.96)
• Race & ethnicity: Pacific Islander 42% Two or more races 32% Hispanic / Latino 13% Asian 10% White 10% Black 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Russian 6% Romanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Other Asian/Pacific 13% Tagalog/Filipino 2% Spanish 1%

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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: ▼ -110.72%
• Current HPI: 477.9187
• Rent YoY: ▲ 3.38%
• Metro: Urban Honolulu, HI
• State GDP YoY: —
• F500 in state: 0

Price history

-16.0% since first listed

6 events — show timeline

• 2026-03-30 Price Changed $189,000 HiCentral MLS
• 2026-02-02 Listed $199,000 HiCentral MLS
• 2025-09-03 Listing Removed — HiCentral MLS
• 2025-04-12 Price Changed $210,000 HiCentral MLS
• 2025-03-18 Price Changed $215,000 HiCentral MLS
• 2025-03-03 Listed $225,000 HiCentral MLS