111 Kahului Beach Rd Unit D117 · Kahului, HI 96732

$149,000

2 bd · 1.5 ba · 787 sqft · Condo public records · 4 Days on market

Built 1974 $1241/mo HOA · 45% of rent

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Why this score? — see what drove the D+ 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 +13.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold before listed

Key facts

• On-site security
• New kitchen
• New flooring

Tags

• REMODELED CONDO
• NEW FLOORING
• NEW KITCHEN
• ASSIGNED PARKING STALL
• ACCESS TO A POOL
• ON-SITE SECURITY

Property features AI

Finance

• Financial info: Fee simple ownership
• HOA & community: Monthly association fee; Association maintenance fee approximately $1,241.79

Exterior

• Utilities: Cable connected
• Home design: Condominium (attached); Part of Harbor Lights
• Construction: Concrete construction; Built in 1974 (effective year 2025); Solar energy generation
• Exterior features: Garden view; Across street from the ocean; Public water

Interior

• Kitchen: Microwave; Refrigerator
• Bathrooms: 2 total bathrooms
• Heating & cooling: No central A/C
• Interior features: Ceiling fan(s); Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $-677 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $29k (80.3% below list).
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $29k (80.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 74/100 on livability (#17 in HI, #4,968 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: amenities F, cost of living 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: Wailuku Elementary School (math 18% / reading 35%, grade F, #143 of 183 statewide, top 78%, 562 students, 64% FRL); Iao Intermediate School (math 17% / reading 43%, grade F, #28 of 42 statewide, top 66%, 780 students, 50% FRL); Henry Perrine Baldwin High School (math 30% / reading 57%, grade F, #23 of 43 statewide, top 52%, 1,338 students, 43% FRL).
• Market conditions: 60 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 906 units permitted in Maui County in 2024 (289 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 $4k of value loss. Plan a longer hold.
• Maui County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 30y 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: flood insurance adds $669/mo; HOA is 45% of rent.
• Climate carrying-cost: in FEMA flood zone VE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,353 (80.3% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.85% ✓
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -54.1%
• Equity multiple: -0.58×
• Total profit: $-66,118
• Equity at exit: $22,216

10-year hold

• IRR: —
• Equity multiple: -1.60×
• Total profit: $-108,396
• Equity at exit: $12,883

Cash invested: $41,720 (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 96732

• Home prices YoY: -4.7%
• Active inventory: 60
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,756 high
• Mortgage (P&I): −$781
• Tax from tax record: −$101 /mo · $1,212/yr
• Insurance: −$62
• Flood insurance flood zone: −$669 /mo · $8,028/yr
• HOA: −$1,241
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-677

Break-even live

Break-even rent $3,613

Max offer price $29,353

Occupancy floor —

Sensitivity live

Price	-10% $-593	-5% $-635	+0% $-677	+5% $-719	+10% $-762
Rent	-10% $-895	-5% $-786	+0% $-677	+5% $-568	+10% $-460
Rate	-1.0pp $-602	-0.5pp $-639	base $-677	+0.5pp $-716	+1.0pp $-755

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Kahului Beach Rd Kahului, HI	2.0	1.5	800	$2,875	$3.59	5d	1	0.01mi
111 Kahului Beach Rd Unit A104 Kahului, HI	2.0	1.5	787	$2,399	$3.05	18d	1	0.02mi
111 Kahului Beach Rd Unit D126 Kahului, HI	2.0	1.5	787	$2,950	$3.75	46d	1	0.02mi
434 Aleo Pl Kahului, HI	2.0	1.0	600	$2,500	$4.17	46d	1	0.55mi
432 Aleo Pl Kahului, HI	3.0	1.0	864	$3,000	$3.47	46d	1	0.55mi
91 Alehela St Kahului, HI	3.0	1.0	750	$2,750	$3.67	19d	1	0.61mi
529 Pio Dr Unit 2 Wailuku, HI	1.0	1.0	525	$1,650	$3.14	46d	1	1.03mi
493 Pio Dr #202 Wailuku, HI	1.0	1.0	586	$2,900	$4.95	26d	1	1.04mi
1063 Lower Main St #402 Wailuku, HI	2.0	1.5	757	$2,800	$3.70	46d	1	1.08mi
1371 Lower Main St Unit 8 Wailuku, HI	2.0	1.0	651	$2,850	$4.38	46d	1	1.18mi
1371 Lower Main St Apt 6 Wailuku, HI	1.0	1.0	651	$2,600	$3.99	19d	1	1.18mi
71 Waiaka Ln Unit 35-204 Wailuku, HI	3.0	2.0	980	$3,450	$3.52	46d	1	1.20mi
33 Waiaka Ln Unit 104 Wailuku, HI	2.0	2.0	796	$3,200	$4.02	0d	1	1.25mi
60 Kapi Ln Unit 15-201 1 Wailuku, HI	2.0	1.0	657	$2,800	$4.26	46d	1	1.29mi
796 Pomaikai St Unit 796 Kahului, HI	3.0	1.0	900	$3,100	$3.44	46d	1	1.45mi
441 Ani St Kahului, HI	3.0	1.5	943	$3,100	$3.29	26d	1	1.47mi
694 Kaae Rd Wailuku, HI	1.0	1.0	540	$2,300	$4.26	26d	1	1.48mi

HOA detail condo

• Monthly dues: $1,241 · $14,892/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-22
   days on market $149,000 Active 4 DOM
2. 2026-06-21
   days on market $149,000 Active 3 DOM
3. 2026-06-19
   remarks 681-char remark
4. 2026-06-19
   listed $149,000 Active 1 DOM

ⓘ 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: $1,212 · $101/mo
• Projected year-2 tax: $1,212 · $101/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 1/10 Low FEMA zone VE · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $33,071
• − Mortgage interest: −$8,346
• − Property taxes: −$1,212
• − Insurance: −$8,773
• − Repairs & maintenance: −$2,646
• − Management: −$2,646
• − HOA: −$14,892
• − Depreciation: −$4,335
• Taxable loss: −$9,778
• Est. tax savings @ 24.0%: +$2,347
• After-tax cash flow: $-5,781/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 — Kahului

• Score: 74/100
• State rank: #17
• US rank: #4968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kahului, HI
• City population: 25,889
• Population (ZIP): 25,889

Population outlook (Maui County) Hauer SSP2

• Today (2025): 185,013 people
• By 2030: 194,315 · +5.0%
• By 2040: 210,917 · +14.0%
• By 2050: 226,396 · +22.4%
• By 2075: 270,475 · +46.2%
• By 2100: 316,825 · +71.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Asian 58% Two or more races 20% White 10% Pacific Islander 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Russian 3% Subsaharan African 1% Slovak 1%
• Foreign-born: 33% · Canada, South Korea, Vietnam
• Languages at home: 65% English-only · Other Asian/Pacific 22% Tagalog/Filipino 11%

Political lean MEDSL · Maui

• 2024 margin: Strong D (+25.9) · D 61.9% · R 36.0% · Other 2.2%
• 2008→2024 swing: -29.3pp toward R · 2008: 55.2pp · 2024: 25.9pp
• All cycles: 2024: D+25.9 2020: D+35.5 2016: D+38.6 2012: D+50.3 2008: D+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.40%
• Current HPI: 684.5949
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+129.2% since first listed

19 events — show timeline

• 2026-06-18 Listed $149,000 RAM MLS
• 2025-11-01 Listing Removed — RAM MLS
• 2025-07-03 Price Changed $249,000 RAM MLS
• 2025-04-21 Listed $280,000 RAM MLS
• 2023-12-28 Sold (MLS) $215,000 RAM MLS
• 2023-12-17 Listed $215,000 RAM MLS
• 2021-01-14 Sold (MLS) $150,000 RAM MLS
• 2020-11-30 Contingent — RAM MLS
• 2020-10-29 Relisted — RAM MLS
• 2020-10-14 Listing Removed — RAM MLS
• 2020-09-16 Price Changed $155,000 RAM MLS
• 2020-02-13 Listed $165,000 RAM MLS
• 2001-10-22 Sold (Public Records) $49,000 Public Records
• 2001-08-21 Sold (Public Records) $49,000 Public Records
• 2001-04-04 Listed $49,000 RAM MLS
• 1999-08-31 Sold (Public Records) $25,100 Public Records
• 1997-04-12 Listing Removed — RAM MLS
• 1996-04-30 Listed $69,000 RAM MLS
• 1996-01-12 Sold (Public Records) $65,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $1,212 · +11.6% YoY. Source: county tax records.