84-680 Kili Dr Unit B1606 · Makaha, HI 96792

$169,999

1 bd · 1.0 ba · 684 sqft · Condo · 191 Days on market

Built 1970 Good condition $249/sqft · 18% below area Est $208k · 18% under $1060/mo HOA · 54% of rent ↓ 3% 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 +6.6/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Schools +1.9/10.0
• Cash flow +1.3/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Makaha Valley Towers 1 bedroom, 1 bath on High floor with Ocean and mountain Views, beautiful sunsets. 1 unassigned parking space with guest stalls available. Resort style living with heated swimming pool, BBQ area, and hiking trails for nature escapes. 24-hr security with gated entry. All the utilities with Central A/C are included in the HOA fee's now is a great time to own your space in paradise! Close to Makaha Surfing Beach and Makaha Valley Country Club.

Key facts

• Bbq area
• Gated entry
• 24-hr security

Tags

• HEATED SWIMMING POOL
• BBQ AREA
• HIKING TRAILS
• 24-HR SECURITY
• GATED ENTRY
• MAKAHA SURFING BEACH

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-677 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $72k (57.6% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $72k (57.6% below list) — sets the bar for cash-flow.

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; 19 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 84% 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 191 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 54% of rent.

Recommended offer $72,094 (57.6% 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 191 days. Have you received any prior offers? Is the seller open to a 58% 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: 1.16% ✓
• Cap rate: 1.52%
• Cash-on-cash: -17.06%
• DSCR: 0.24
• GRM: 7.2

CMA / ARV

• ARV (median comp): $207,781
• List price: $169,999
• Delta: -18.18%
• 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 Unit J634	0.05mi	1/1.0	680 (-1%)	0mo	$198,000	$291	97
84-770 Kili Dr #434	0.11mi	1/1.0	680 (-1%)	0mo	$171,900	$253	94
84-770 Kili Dr Unit J633	0.11mi	1/1.0	680 (-1%)	2mo	$198,500	$292	92
84-710 Kili Dr Unit D1315	0.15mi	1/1.0	680 (-1%)	2mo	$185,000	$272	90
84-740 Kili Dr #725	0.13mi	1/1.0	680 (-1%)	4mo	$240,000	$353	90
84-740 Kili Dr Unit H/1330	0.13mi	1/1.0	684 (0%)	6mo	$212,000	$310	89
84-680 Kili Dr Unit A703	0.00mi	2/1.0 (+1)	840 (+23%)	6mo	$265,000	$315	65
84-718 Ala Mahiku St Unit 76B	0.23mi	2/1.0 (+1)	815 (+19%)	2mo	$175,000	$215	58
84-757 Kiana Pl Unit 2/4B	0.22mi	2/1.0 (+1)	815 (+19%)	3mo	$294,000	$361	57
84-757 Kiana Pl Unit 2B	0.22mi	2/1.0 (+1)	830 (+21%)	5mo	$270,000	$325	55
84-755 Ala Mahiku St Unit 73B	0.23mi	2/1.0 (+1)	815 (+19%)	6mo	$170,000	$209	55
84-665 Ala Mahiku St Unit 149A	0.25mi	2/1.0 (+1)	815 (+19%)	9mo	$225,000	$276	51

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: -47.9%
• Equity multiple: -0.45×
• Total profit: $-69,202
• Equity at exit: $25,347

10-year hold

• IRR: -79.4%
• Equity multiple: -1.31×
• Total profit: $-109,851
• Equity at exit: $14,698

Cash invested: $47,600 (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: -9.8% 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: 7.2×

Monthly cashflow live

• Estimated rent: $1,972 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$1,060
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-677

Break-even live

Break-even rent $2,829

Max offer price $72,094

Occupancy floor —

Sensitivity live

Price	-10% $-559	-5% $-618	+0% $-677	+5% $-735	+10% $-794
Rent	-10% $-832	-5% $-755	+0% $-677	+5% $-599	+10% $-521
Rate	-1.0pp $-591	-0.5pp $-633	base $-677	+0.5pp $-721	+1.0pp $-765

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: $42,500
• Closing costs: $5,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
84-680 Kili Dr Unit B607 Waianae, HI	1.0	1.0	680	$2,100	$3.09	70d	1	0.03mi
84-680 Kili Dr Waianae, HI	1.0–2.0	1.0	689	$2,100	$3.05	19d	2	0.09mi
84-680 Kili Dr Waianae, HI	1.0–2.0	1.0	680	$1,900	$2.79	33d	2	0.09mi
84-680 Kili Dr Waianae, HI	1.0–2.0	1.0	680	$1,900	$2.79	41d	2	0.09mi
84-680 Kili Dr Waianae, HI	1.0–2.0	1.0	680	$1,950	$2.87	63d	3	0.09mi
84-770 Kili Dr Unit 1 Waianae, HI	1.0	1.0	744	$2,850	$3.83	93d	1	0.13mi
84-740 Kili Dr #425 Waianae, HI	1.0	1.0	680	$2,000	$2.94	47d	1	0.15mi
84-710 Kili Dr #712 Waianae, HI	—	1.0	515	$1,700	$3.30	73d	1	0.17mi
84-710 Kili Dr #1620 Waianae, HI	—	1.0	515	$1,695	$3.29	52d	1	0.17mi
84-710 Kili Dr #1919 Waianae, HI	1.0	1.0	680	$2,000	$2.94	73d	1	0.17mi
84-710 Kili Dr #1215 Waianae, HI	1.0	1.0	680	$2,000	$2.94	35d	1	0.17mi
84-710 Kili Dr Waianae, HI	1.0	1.0	634	$2,000	$3.15	35d	3	0.17mi
84-740 Kili Dr Waianae, HI	1.0	1.0	680	$1,950	$2.87	41d	2	0.41mi
84-740 Kili Dr Waianae, HI	1.0	1.0	680	$1,950	$2.87	35d	2	0.41mi
84-824 Farrington Hwy Waianae, HI	2.0	1.0	700	$2,200	$3.14	73d	1	1.37mi
84-265 Farrington Hwy #415 Waianae, HI	—	1.0	581	$1,750	$3.01	28d	1	1.43mi
84-265 Farrington Hwy Waianae, HI	1.0	1.0	452	$1,800	$3.98	28d	3	1.43mi
84-265 Farrington Hwy #217 Waianae, HI	1.0	1.0	400	$1,800	$4.50	73d	1	1.43mi
84-1026 Hana St #3 Waianae, HI	2.0	1.0	600	$2,000	$3.33	93d	1	1.48mi

HOA detail $1,060/mo · $12,720/yr condo

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

Listing history 50 events

1. 2026-08-08
   days on market $169,999 Active 191 DOM
2. 2026-08-07
   days on market $169,999 Active 190 DOM
3. 2026-08-06
   days on market $169,999 Active 189 DOM
4. 2026-08-05
   days on market $169,999 Active 188 DOM
5. 2026-08-04
   days on market $169,999 Active 187 DOM
6. 2026-08-03
   days on market $169,999 Active 186 DOM
7. 2026-07-31
   days on market $169,999 Active 183 DOM
8. 2026-07-30
   days on market $169,999 Active 182 DOM
9. 2026-07-30
   days on market $169,999 Active 181 DOM
10. 2026-07-28
    days on market $169,999 Active 180 DOM
11. 2026-07-26
    days on market $169,999 Active 178 DOM
12. 2026-07-24
    days on market $169,999 Active 176 DOM
13. 2026-07-23
    days on market $169,999 Active 175 DOM
14. 2026-07-22
    days on market $169,999 Active 174 DOM
15. 2026-07-21
    days on market $169,999 Active 173 DOM
16. 2026-07-20
    days on market $169,999 Active 172 DOM
17. 2026-07-18
    days on market $169,999 Active 170 DOM
18. 2026-07-18
    days on market $169,999 Active 169 DOM
19. 2026-07-15
    days on market $169,999 Active 167 DOM
20. 2026-07-14
    days on market $169,999 Active 166 DOM
21. 2026-07-13
    days on market $169,999 Active 165 DOM
22. 2026-07-13
    days on market $169,999 Active 164 DOM
23. 2026-07-11
    days on market $169,999 Active 163 DOM
24. 2026-07-10
    days on market $169,999 Active 162 DOM
25. 2026-07-10
    days on market $169,999 Active 161 DOM
26. 2026-07-07
    days on market $169,999 Active 159 DOM
27. 2026-07-06
    days on market $169,999 Active 158 DOM
28. 2026-07-05
    days on market $169,999 Active 157 DOM
29. 2026-07-03
    days on market $169,999 Active 155 DOM
30. 2026-07-02
    days on market $169,999 Active 154 DOM
31. 2026-07-01
    days on market $169,999 Active 153 DOM
32. 2026-06-30
    days on market $169,999 Active 152 DOM
33. 2026-06-29
    days on market $169,999 Active 151 DOM
34. 2026-06-28
    days on market $169,999 Active 150 DOM
35. 2026-06-27
    days on market $169,999 Active 149 DOM
36. 2026-06-27
    days on market $169,999 Active 148 DOM
37. 2026-06-25
    days on market $169,999 Active 146 DOM
38. 2026-06-22
    days on market $169,999 Active 144 DOM
39. 2026-06-21
    days on market $169,999 Active 143 DOM
40. 2026-06-18
    days on market $169,999 Active 140 DOM
41. 2026-06-17
    days on market $169,999 Active 139 DOM
42. 2026-06-16
    days on market $169,999 Active 138 DOM
43. 2026-06-15
    days on market $169,999 Active 137 DOM
44. 2026-06-13
    days on market $169,999 Active 135 DOM
45. 2026-06-13
    days on market $169,999 Active 134 DOM
46. 2026-06-10
    days on market $169,999 Active 132 DOM
47. 2026-06-09
    days on market $169,999 Active 131 DOM
48. 2026-06-08
    days on market $169,999 Active 130 DOM
49. 2026-06-07
    days on market $169,999 Active 129 DOM
50. 2026-06-05
    days on market $169,999 Active 126 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: $23,669
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − HOA: −$12,720
• − Depreciation: −$4,945
• Taxable loss: −$10,706
• Est. tax savings @ 24.0%: +$2,569
• After-tax cash flow: $-5,550/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

Good 75/100 Cosmetic rehab Est. rehab $3,420–$10,260 screening

This condo is in good condition with a good condition score of 75. It has a good foundation, structure, and exterior. The interior walls and paint are in good condition, and the flooring is wooden. The kitchen and bathroom have standard appliances and fixtures. The home has a good view from the balcony. The home is in need of some cosmetic updates, such as painting the interior walls and replacing the window treatments, to increase its value and appeal to potential buyers/renters.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Replace window treatments — New curtains can improve the home's curb appeal and interior aesthetics. ↑
• Both Upgrade kitchen appliances — Modern appliances can increase the home's value and appeal to potential buyers/renters. ↑
• Both Replace countertops — Upgrading countertops can add value and improve the home's overall appearance. ↑
• Both Upgrade bathroom fixtures — Modern fixtures can enhance the home's curb appeal and interior aesthetics. ↑
• Both Replace flooring — Upgrading the flooring can add value and improve the home's overall appearance. ↑
• Both Landscaping — Enhancing the landscaping can improve the home's curb appeal and add value to the property. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

-2.9% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $169,999 HiCentral MLS
• 2026-01-29 Listed $174,999 HiCentral MLS