1255 Nuuanu Ave Unit E910 · Urban Honolulu, HI 96817

$300,000

1 bd · 1.0 ba · 615 sqft · Condo public records · 6 Days on market

Built 1976 $488/sqft · 24% below area Est $392k · 24% under $584/mo HOA · 20% 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).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• Rent growth +5.0/5.0
• 1% rule +4.8/10.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located near shops, entertainment and restaurants. This unit is priced to sell! City, ocean and sunset views. No assigned Parking stall. Seller to provide a credit for parking rental for one year up to $150/month. Property is Fee Simple, but subject to sandwich lease at $12 per year until 2048. New range and recently painted.

Key facts

• Large windows
• Low maintenance fees
• Natural light

Tags

• WELL MAINTAINED BUILDING
• LOW MAINTENANCE FEES
• GENEROUS INTERIOR SPACE
• FUNCTIONAL LAYOUT
• NATURAL LIGHT
• LARGE WINDOWS

Property features AI

Finance

• Financial info: Annual tax information available
• HOA & community: Association covers common areas, cable TV, hot water, sewer and water; Management provided; Maintenance fee approximately $584; Building offers shared laundry facilities

Exterior

• Parking: On-street parking
• Security: Key card entry; Security guard; Elevator secured
• Utilities: Water and sewer included in association fee; Hot water included in association fee; Cable TV included in association fee
• Home design: Condominium in Kukui Plaza; Entry on level 9; Fee simple ownership; Zoned BMX-4 Central Business Mix
• Construction: Concrete construction
• Exterior features: Elevator-secured building; Key card entry; Security guard; Barbecue area; Community pool; Deck/porch; Patio; Trash chute

Interior

• Bedrooms: Bedroom located on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Partially furnished; Bedroom on main level; Has a view; Average condition
• Laundry & utility: Laundry facilities in the building

🏷️ Possibly a rental listed for sale. The $300,000 price doesn't fit this home's estimated sale value (~$392,386) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $-51 ($-612/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (2.1% below list).
• Recommended offer: $291k (3.0% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 1.5% in Urban Honolulu — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade D — 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: Rents rising fast (+10.3%/yr); 109 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,638 units permitted in Honolulu County in 2024 (793 in 5+ unit buildings).
• At $2,937/mo this rent would consume 47% of the median local household income ($75k/yr) (locally 2290% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 24y 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

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,992 (3.0% 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.98% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 8.5

CMA / ARV

• ARV (median comp): $392,386
• List price: $300,000
• Delta: -23.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.57×
• Total profit: $-36,109
• Equity at exit: $44,731

10-year hold

• IRR: 4.7%
• Equity multiple: 1.43×
• Total profit: $35,956
• Equity at exit: $25,939

Cash invested: $84,000 (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 96817

• Rents YoY: 10.3%
• Active inventory: 109
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,937 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$125
• HOA: −$584
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $-51

Break-even live

Break-even rent $3,002

Max offer price $290,992

Occupancy floor 97%

Sensitivity live

Price	-10% $119	-5% $34	+0% $-51	+5% $-136	+10% $-221
Rent	-10% $-283	-5% $-167	+0% $-51	+5% $65	+10% $181
Rate	-1.0pp $100	-0.5pp $25	base $-51	+0.5pp $-129	+1.0pp $-208

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1255 Nuuanu Ave Unit E3203 Honolulu, HI	1.0	1.0	615	$2,800	$4.55	24d	1	0.03mi
60 N Beretania St Honolulu, HI	1.0–2.0	1.0–2.0	895	$2,950	$3.30	4d	3	0.13mi
1132 Bishop St Honolulu, HI	1.0	1.0	486	$3,250	$6.68	4d	1	0.16mi
1088 Bishop St #3310 Honolulu, HI	1.0	1.0	650	$2,600	$4.00	24d	1	0.22mi
1515 Nuuanu Ave Honolulu, HI	1.0	1.0	574	$2,600	$4.53	19d	1	0.26mi
225 Queen St Honolulu, HI	1.0	1.0	469	$3,500	$7.46	44d	1	0.42mi
225 Queen St Unit 17A Honolulu, HI	2.0	2.0	704	$3,300	$4.69	24d	1	0.42mi
225 Queen St Unit 24B Honolulu, HI	2.0	2.0	707	$3,399	$4.81	45d	1	0.42mi
225 Queen St Unit 16A Honolulu, HI	2.0	2.0	704	$3,500	$4.97	44d	1	0.42mi
225 Queen St Unit 24E Honolulu, HI	2.0	2.0	604	$2,600	$4.30	24d	1	0.42mi
225 Queen St Unit 21H Honolulu, HI	2.0	2.0	624	$2,700	$4.33	4d	1	0.42mi
1401 Lusitana St #504 Honolulu, HI	1.0	1.0	527	$2,700	$5.12	24d	1	0.43mi
1320 Aala St Honolulu, HI	1.0–3.0	1.0–1.5	735	$2,250	$3.06	4d	1	0.46mi
600 Queen St Honolulu, HI	1.0–2.0	1.0–2.0	847	$2,700	$3.19	4d	1	0.69mi
555 South St Honolulu, HI	1.0–2.0	1.0–2.0	718	$2,750	$3.83	17d	2	0.76mi
801 S King St Honolulu, HI	1.0	1.0	671	$2,895	$4.31	17d	1	0.80mi
888 Kapiolani Blvd Honolulu, HI	1.0–3.0	1.0–3.0	1162	$3,500	$3.01	4d	4	0.94mi
988 Halekauwila St #906 Honolulu, HI	2.0	2.0	744	$3,500	$4.70	12d	1	1.04mi
988 Halekauwila St Honolulu, HI	1.0	1.0	511	$2,700	$5.28	4d	1	1.04mi
909 Kapiolani Blvd Honolulu, HI	1.0–2.0	1.0–2.0	790	$2,700	$3.42	4d	2	1.05mi
988 Halekauwila St Honolulu, HI	2.0	2.0	738	$3,600	$4.88	16d	1	1.05mi
988 Halekauwila St Unit Ke Kilohana Honolulu, HI	2.0	2.0	739	$3,700	$5.01	11d	1	1.06mi
333 Ward Ave #3409 Honolulu, HI	1.0	1.0	565	$3,600	$6.37	2d	1	1.12mi
333 Ward Ave Honolulu, HI	—	1.0	465	$3,600	$7.74	24d	1	1.12mi
333 Ward Ave #2209 Honolulu, HI	1.0	1.0	563	$4,200	$7.46	16d	1	1.12mi
333 Ward Ave #1906 Honolulu, HI	1.0	1.0	750	$5,000	$6.67	16d	1	1.12mi
333 Ward Ave #907 Honolulu, HI	1.0	1.0	726	$4,000	$5.51	15d	1	1.12mi
333 Ward Ave #1715 Honolulu, HI	1.0	1.0	740	$4,100	$5.54	14d	1	1.12mi
333 Ward Ave #2309 Honolulu, HI	1.0	1.0	563	$3,900	$6.93	12d	1	1.12mi
333 Ward Ave #1706 Honolulu, HI	1.0	1.0	749	$5,000	$6.68	4d	1	1.12mi
333 Ward Ave #1709 Honolulu, HI	1.0	1.0	565	$4,000	$7.08	11d	1	1.12mi
333 Ward Ave #2609 Honolulu, HI	1.0	1.0	565	$3,700	$6.55	3d	1	1.12mi
333 Ward Ave #530 Honolulu, HI	—	1.0	389	$3,000	$7.71	3d	1	1.12mi
333 Ward Ave #3707 Honolulu, HI	1.0	1.0	728	$4,200	$5.77	2d	1	1.12mi
333 Ward Ave #3609 Honolulu, HI	1.0	1.0	565	$4,000	$7.08	2d	1	1.12mi
333 Ward Ave Honolulu, HI	1.0	1.0	728	$4,800	$6.59	4d	1	1.12mi
333 Ward Ave #1306 Honolulu, HI	1.0	1.0	749	$4,600	$6.14	4d	1	1.12mi
333 Ward Ave #2315 Honolulu, HI	1.0	1.0	726	$4,200	$5.79	4d	1	1.12mi
333 Ward Ave #2909 Honolulu, HI	1.0	1.0	565	$3,900	$6.90	4d	1	1.12mi
333 Ward Ave #3707 Honolulu, HI	1.0	1.0	728	$4,200	$5.77	3d	1	1.12mi

HOA detail condo

• Monthly dues: $584 · $7,008/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-05-09
   status Pending 1116-char remark
2. 2026-05-03
   listed $300,000 Active 1116-char remark
3. 2023-05-27
   historical
4. 2007-05-18
   soldstatus $269,000 340-char remark

   Show marketing remark (340 chars)

   Conveniently located near shops, entertainment and restaurants. This unit is priced to sell! City, ocean and sunset views. No assigned Parking stall. Seller to provide a credit for parking rental for one year up to $150/month. Property is Fee Simple, but subject to sandwich lease at $12 per year until 2048. New range and recently painted.

5. 2007-05-18
   soldstatus $269,000

   Show marketing remark (340 chars)

   Conveniently located near shops, entertainment and restaurants. This unit is priced to sell! City, ocean and sunset views. No assigned Parking stall. Seller to provide a credit for parking rental for one year up to $150/month. Property is Fee Simple, but subject to sandwich lease at $12 per year until 2048. New range and recently painted.

6. 2006-10-30
   listed $275,000 340-char remark

   Show marketing remark (340 chars)

   Conveniently located near shops, entertainment and restaurants. This unit is priced to sell! City, ocean and sunset views. No assigned Parking stall. Seller to provide a credit for parking rental for one year up to $150/month. Property is Fee Simple, but subject to sandwich lease at $12 per year until 2048. New range and recently painted.

7. 2005-08-15
   soldstatus $266,000

   Show marketing remark (371 chars)

   SIZZLING HOT DEAL! Neat and clean, near new carpet, paint, DW, AC. Room for improvement, but totally liveable now. Walk to work! Enjoy luxury amenities including private 3-acre park. View to Honolulu Harbor, mountains, city. Bargain priced for QUICK SALE and cooperation w/1031. Parking available $100/mo. First timers? Investors? Check the comps and then JUMP ON IT!!!!

8. 2005-08-15
   soldstatus $266,000

   Show marketing remark (371 chars)

   SIZZLING HOT DEAL! Neat and clean, near new carpet, paint, DW, AC. Room for improvement, but totally liveable now. Walk to work! Enjoy luxury amenities including private 3-acre park. View to Honolulu Harbor, mountains, city. Bargain priced for QUICK SALE and cooperation w/1031. Parking available $100/mo. First timers? Investors? Check the comps and then JUMP ON IT!!!!

9. 2005-07-15
   listed $266,000

   Show marketing remark (371 chars)

   SIZZLING HOT DEAL! Neat and clean, near new carpet, paint, DW, AC. Room for improvement, but totally liveable now. Walk to work! Enjoy luxury amenities including private 3-acre park. View to Honolulu Harbor, mountains, city. Bargain priced for QUICK SALE and cooperation w/1031. Parking available $100/mo. First timers? Investors? Check the comps and then JUMP ON IT!!!!

10. 2005-06-22
    historical
11. 2005-02-01
    listed $225,000
12. 2004-04-30
    soldstatus $175,000
13. 2004-04-30
    soldstatus $175,000
14. 2003-10-13
    listed $175,000
15. 2002-04-19
    soldstatus $106,000
16. 2002-04-19
    soldstatus $106,000
17. 2002-04-19
    soldstatus $106,000
18. 2002-03-18
    historical
19. 2002-01-04
    listed $117,000
20. 1989-04-24
    soldstatus $20,000
21. 1975-09-01
    soldstatus $26,400

ⓘ 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: $1,072 · $89/mo
• Projected year-2 tax: $1,072 · $89/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $35,250
• − Mortgage interest: −$16,805
• − Property taxes: −$1,072
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,820
• − Management: −$2,820
• − HOA: −$7,008
• − Depreciation: −$8,727
• Taxable loss: −$5,503
• Est. tax savings @ 24.0%: +$1,321
• After-tax cash flow: $709/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 — Urban Honolulu

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

Census & demographics

• Census place: Urban Honolulu, HI
• County: Honolulu County · 963,448 people
• City population: 309,956
• Metro: Urban Honolulu, HI
• Population (ZIP): 55,492
• Household income: $75,476
• Rent vs Own: 55.4% rent · 44.6% own
• Severe rent burden: 2290.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Asian 60% Two or more races 18% Pacific Islander 12% White 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Russian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 35% · China, South Korea, Vietnam
• Languages at home: 56% English-only · Other Asian/Pacific 17% Chinese 14% Tagalog/Filipino 6%

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: ▼ -414.53%
• Current HPI: 332.6829
• Rent YoY: ▲ 10.27%
• Metro: Urban Honolulu, HI
• State GDP YoY: —
• F500 in state: 0

Price history

+1036.4% since first listed

21 events — show timeline

• 2026-05-09 Pending — HiCentral MLS
• 2026-05-03 Listed $300,000 HiCentral MLS
• 2023-05-27 Rental Removed — RENT.
• 2007-05-18 Sold (Public Records) $269,000 Public Records
• 2007-05-18 Sold (MLS) $269,000 HiCentral MLS
• 2006-10-30 Listed $275,000 HiCentral MLS
• 2005-08-15 Sold (Public Records) $266,000 Public Records
• 2005-08-15 Sold (MLS) $266,000 HiCentral MLS
• 2005-07-15 Listed $266,000 HiCentral MLS
• 2005-06-22 Listing Removed — HiCentral MLS
• 2005-02-01 Listed $225,000 HiCentral MLS
• 2004-04-30 Sold (Public Records) $175,000 Public Records
• 2004-04-30 Sold (MLS) $175,000 HiCentral MLS
• 2003-10-13 Listed $175,000 HiCentral MLS
• 2002-04-19 Sold (Public Records) $106,000 Public Records
• 2002-04-19 Sold (Public Records) $106,000 Public Records
• 2002-04-19 Sold (MLS) $106,000 HiCentral MLS
• 2002-03-18 Listing Removed — HiCentral MLS
• 2002-01-04 Listed $117,000 HiCentral MLS
• 1989-04-24 Sold (Public Records) $20,000 Public Records
• 1975-09-01 Sold (Public Records) $26,400 Public Records

Property tax history

+7.1%/yr

Latest (2022): $1,072 · +19.8% YoY. Source: county tax records.