1750 Kalakaua Ave #202 · Urban Honolulu, HI 96826

$250,000

0 bd · 1.0 ba · 735 sqft · Condo public records · 51 Days on market

Built 1978 $340/sqft · 34% below area Est $425k · 41% under $1383/mo HOA · 46% 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
• 1% rule +7.0/10.0
• Schools +5.0/10.0
• Appreciation +4.5/10.0
• Cash flow +3.8/30.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

A rare opportunity to own a piece of Hawaii music history. This newly renovated 1 bedroom, 1 bathroom residence at Century Center was once the personal recording studio of the beloved Braddah IZ, Israel Kamakawiwo’ole, one of Hawaii’s most iconic musicians. Now transformed into a stylish and move-in ready home, the unit has been thoughtfully updated with modern finishes throughout. Century Center is a distinctive mixed-use high-rise ideally situated on the edge of Waikiki and steps from Ala Moana. Residents enjoy resort-style amenities including a swimming pool, hot tub, sauna, fitness center, tennis court, recreation room, walking and jogging path, BBQ area, dog park, and 24-ho

Key facts

• Mixed-use high-rise
• Swimming pool
• Modern finishes

Tags

• PERSONAL RECORDING STUDIO
• NEWLY RENOVATED
• MODERN FINISHES
• MIXED-USE HIGH-RISE
• RESORT-STYLE AMENITIES
• SWIMMING POOL

Property features AI

Finance

• Other: Zoned BMX-3 Community Business
• Financial info: Lease amount: $536.44 (lease expires 2026-06-01)
• HOA & community: Association manages common areas and provides management services; Association fees cover common areas, sewer, and water; Maintenance expense applicable

Exterior

• Parking: Assigned covered garage parking (secured), including guest parking; 1 assigned space
• Security: Key card entry; Doorman; Security guard
• Utilities: Water and sewer included in association fees; Electric service available; Central air conditioning
• Home design: Condominium in the Century Center building; Entry on level 2
• Construction: Built in 2023
• Exterior features: Key card entry, doorman, and security guard; Community amenities include barbecue, clubhouse, pool, conference/meeting room, recreation area, sauna, tennis courts, and trails/paths; Leasehold property

Interior

• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: End unit; Updated/remodeled; in good to excellent condition
• Laundry & utility: Laundry facilities in the community

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-793 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (56.1% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $110k (56.1% below list) — sets the bar for cash-flow.
• Cap rate 2.8% 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.
• Zoned schools: King William Lunalilo Elementary School (math 27% / reading 42%, grade F, #108 of 183 statewide, top 61%, 260 students, 64% FRL); President George Washington Middle School (math 30% / reading 46%, grade F, #17 of 42 statewide, top 39%, 569 students, 61% FRL); Kaimuki High School (math 12% / reading 47%, grade F, #35 of 43 statewide, top 86%, 620 students, 60% FRL).
• Market conditions: Rents rising (+3.5%/yr); 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,638 units permitted in Honolulu County in 2024 (793 in 5+ unit buildings).
• At $3,011/mo this rent would consume 53% of the median local household income ($68k/yr) (locally 2466% 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 (-1.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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 51 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $250k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 46% of rent.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,835 (56.1% 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 51 days. Have you received any prior offers? Is the seller open to a 56% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.20% ✓
• Cap rate: 2.80%
• Cash-on-cash: -12.46%
• DSCR: 0.45
• GRM: 6.9

CMA / ARV

• ARV (median comp): $425,091
• List price: $250,000
• Delta: -41.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-1.0% appreciation · 3.55% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.05×
• Total profit: $-66,805
• Equity at exit: $60,288

10-year hold

• IRR: -14.6%
• Equity multiple: -0.32×
• Total profit: $-92,194
• Equity at exit: $63,257

Cash invested: $70,000 (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 96826

• Home prices YoY: -0.4%
• Rents YoY: 3.5%
• Active inventory: 161
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,011 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$308 /mo · $3,693/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,383
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $-793

Break-even live

Break-even rent $4,016

Max offer price $109,835

Occupancy floor —

Sensitivity live

Price	-10% $-652	-5% $-723	+0% $-793	+5% $-864	+10% $-935
Rent	-10% $-1,031	-5% $-912	+0% $-793	+5% $-674	+10% $-556
Rate	-1.0pp $-668	-0.5pp $-730	base $-793	+0.5pp $-858	+1.0pp $-924

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1861 Kapiolani Blvd Unit C Honolulu, HI	1.0	1.0	525	$2,700	$5.14	23d	1	0.13mi
1655 Makaloa St #1510 Honolulu, HI	1.0	1.0	500	$2,600	$5.20	23d	1	0.15mi
475 Atkinson Dr Honolulu, HI	1.0–2.0	1.0	798	$3,000	$3.76	23d	3	0.15mi
475 Atkinson Dr Honolulu, HI	1.0–2.0	1.0	855	$3,000	$3.51	25d	2	0.15mi
419A Atkinson Dr #1103 Honolulu, HI	2.0	1.0	664	$2,700	$4.07	18d	1	0.25mi
419A Atkinson Dr Honolulu, HI	2.0	1.0	664	$2,698	$4.06	19d	2	0.25mi
400 Hobron Ln #2712 Honolulu, HI	1.0	1.0	582	$2,700	$4.64	13d	1	0.25mi
411 Hobron Ln Unit 1327718P Honolulu, HI	1.0	1.0	538	$3,558	$6.61	13d	1	0.30mi
411 Hobron Ln Honolulu, HI	1.0	1.0	575	$3,322	$5.78	5d	4	0.31mi
411 Hobron Ln Honolulu, HI	1.0	1.0	566	$3,575	$6.31	45d	2	0.31mi
411 Hobron Ln Honolulu, HI	1.0	1.0	575	$3,475	$6.04	46d	3	0.31mi
425 Ena Rd Unit 204C Honolulu, HI	1.0	1.0	600	$2,700	$4.50	25d	1	0.33mi
1778 Ala Moana Blvd Unit 1541754P Honolulu, HI	1.0	1.0	721	$4,387	$6.08	16d	1	0.40mi
1778 Ala Moana Blvd #1307 Honolulu, HI	1.0	1.0	683	$2,900	$4.25	25d	1	0.41mi
1778 Ala Moana Blvd #1317 Honolulu, HI	1.0	1.0	683	$2,775	$4.06	23d	1	0.41mi
1778 Ala Moana Blvd #801 Honolulu, HI	1.0	1.0	724	$3,400	$4.70	25d	1	0.41mi
1778 Ala Moana Blvd #1219 Honolulu, HI	1.0	1.0	724	$4,600	$6.35	25d	1	0.41mi
1778 Ala Moana Blvd #3318 Honolulu, HI	1.0	1.0	683	$3,400	$4.98	5d	1	0.41mi
1778 Ala Moana Blvd #2606 Honolulu, HI	1.0	1.0	724	$2,895	$4.00	5d	1	0.41mi
629 Keeaumoku St Honolulu, HI	1.0–2.0	1.0–2.0	919	$6,300	$6.86	45d	2	0.43mi
629 Keeaumoku St Honolulu, HI	1.0–2.0	1.0–2.0	923	$6,300	$6.82	19d	2	0.43mi
629 Keeaumoku St Honolulu, HI	1.0	1.0	618	$3,350	$5.42	4d	2	0.43mi
1765 Ala Moana Blvd #1183 Honolulu, HI	1.0	1.0	440	$3,100	$7.05	5d	1	0.44mi
1500 Rycroft St Unit 2607R Honolulu, HI	1.0	1.0	618	$3,500	$5.66	25d	1	0.48mi
1500 Rycroft St Unit 2306R Honolulu, HI	1.0	1.0	563	$4,000	$7.10	45d	1	0.48mi
1500 Rycroft St Unit 2304 Honolulu, HI	1.0	1.0	569	$3,200	$5.62	25d	1	0.48mi
1500 Rycroft St Unit 3005R Honolulu, HI	1.0	1.0	523	$3,200	$6.12	21d	1	0.48mi
1500 Rycroft St Unit 1904 Honolulu, HI	1.0	1.0	564	$3,400	$6.03	19d	1	0.48mi
1500 Rycroft St Honolulu, HI	1.0	1.0	523	$3,200	$6.12	19d	1	0.48mi
1500 Rycroft St Unit 3903 Honolulu, HI	1.0	1.0	571	$3,750	$6.57	25d	1	0.48mi
1777 Ala Moana Blvd Unit 1327715P Honolulu, HI	1.0	1.0	495	$5,590	$11.29	45d	1	0.49mi
1515 Liona St #4407 Honolulu, HI	1.0	1.0	606	$3,750	$6.19	5d	1	0.50mi
2333 Kapiolani Blvd Unit 1008B Honolulu, HI	2.0	1.0	600	$2,700	$4.50	25d	1	0.53mi
1388 Kapiolani Blvd Unit 3910 Honolulu, HI	1.0	1.0	619	$4,000	$6.46	5d	1	0.53mi
1388 Kapiolani Blvd #2903 Honolulu, HI	1.0	1.0	574	$3,500	$6.10	12d	1	0.54mi
1388 Kapiolani Blvd #2703 Honolulu, HI	1.0	1.0	574	$3,500	$6.10	25d	1	0.54mi
1388 Kapiolani Blvd #4205 Honolulu, HI	1.0	1.0	567	$4,500	$7.94	45d	1	0.54mi
1391 Kapiolani Blvd Honolulu, HI	1.0–3.0	1.0–2.0	971	$4,750	$4.89	5d	2	0.54mi
1314 Kalakaua Ave Honolulu, HI	2.0	1.0–2.0	773	$4,675	$6.04	25d	3	0.54mi
2045 Kalakaua Ave Honolulu, HI	1.0	1.0	657	$4,200	$6.39	45d	1	0.56mi

HOA detail condo

• Monthly dues: $1,383 · $16,596/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-21
   days on market $250,000 Active 51 DOM
2. 2026-06-18
   days on market $250,000 Active 48 DOM
3. 2026-06-17
   days on market $250,000 Active 47 DOM
4. 2026-06-16
   days on market $250,000 Active 46 DOM
5. 2026-06-15
   days on market $250,000 Active 45 DOM
6. 2026-06-13
   days on market $250,000 Active 43 DOM
7. 2026-06-13
   days on market $250,000 Active 42 DOM
8. 2026-06-10
   days on market $250,000 Active 40 DOM
9. 2026-06-09
   days on market $250,000 Active 39 DOM
10. 2026-06-08
    days on market $250,000 Active 38 DOM
11. 2026-06-07
    days on market $250,000 Active 37 DOM
12. 2026-06-05
    days on market $250,000 Active 34 DOM
13. 2026-06-03
    days on market $250,000 Active 33 DOM
14. 2026-06-02
    days on market $250,000 Active 32 DOM
15. 2026-06-01
    days on market $250,000 Active 31 DOM
16. 2026-05-31
    days on market $250,000 Active 30 DOM
17. 2026-05-19
    price $250,000 1018-char remark
18. 2026-05-01
    listed $275,000 Active 1018-char remark
19. 2023-01-02
    historical
20. 2022-12-10
    price $199,000
21. 2022-07-20
    price $250,000
22. 2022-04-22
    price $275,000
23. 2022-01-11
    price $295,000
24. 2021-08-03
    price $350,000
25. 2020-09-15
    price $300,000
26. 2020-08-10
    listed $350,000 Active
27. 2019-04-10
    price $149,000
28. 2019-01-30
    price $195,000
29. 2018-11-12
    price $295,000
30. 1997-11-07
    historical
31. 1997-08-20
    listed $215,000
32. 1988-04-05
    soldstatus $100,000
33. 1986-07-28
    soldstatus $79,000
34. 1986-07-01
    soldstatus $79,000
35. 1985-08-01
    soldstatus $51,000

ⓘ 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: $3,693 · $308/mo
• Projected year-2 tax: $3,693 · $308/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $36,136
• − Mortgage interest: −$14,004
• − Property taxes: −$3,693
• − Insurance: −$2,048
• − Repairs & maintenance: −$2,891
• − Management: −$2,891
• − HOA: −$16,596
• − Depreciation: −$7,273
• Taxable loss: −$13,259
• Est. tax savings @ 24.0%: +$3,182
• After-tax cash flow: $-6,339/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)

No district data.

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): 29,174
• Household income: $68,296
• Rent vs Own: 66.2% rent · 33.8% own
• Severe rent burden: 2466.0

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 0.69)
• Race & ethnicity: Asian 54% Two or more races 18% White 13% Pacific Islander 10% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Russian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 30% · Vietnam, China, South Korea
• Languages at home: 63% English-only · Other Asian/Pacific 13% Chinese 6% Vietnamese 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: ▼ -1.00%
• Current HPI: 272.9183
• Rent YoY: ▲ 3.55%
• Metro: Urban Honolulu, HI
• State GDP YoY: —
• F500 in state: 0

Price history

+390.2% since first listed

19 events — show timeline

• 2026-05-19 Price Changed $250,000 HiCentral MLS
• 2026-05-01 Listed $275,000 HiCentral MLS
• 2023-01-02 Listing Removed — HiCentral MLS
• 2022-12-10 Price Changed $199,000 HiCentral MLS
• 2022-07-20 Price Changed $250,000 HiCentral MLS
• 2022-04-22 Price Changed $275,000 HiCentral MLS
• 2022-01-11 Price Changed $295,000 HiCentral MLS
• 2021-08-03 Price Changed $350,000 HiCentral MLS
• 2020-09-15 Price Changed $300,000 HiCentral MLS
• 2020-08-10 Listed $350,000 HiCentral MLS
• 2019-04-10 Price Changed $149,000 HiCentral MLS
• 2019-01-30 Price Changed $195,000 HiCentral MLS
• 2018-11-12 Price Changed $295,000 HiCentral MLS
• 1997-11-07 Listing Removed — HiCentral MLS
• 1997-08-20 Listed $215,000 HiCentral MLS
• 1988-04-05 Sold (Public Records) $100,000 Public Records
• 1986-07-28 Sold (Public Records) $79,000 Public Records
• 1986-07-01 Sold (Public Records) $79,000 Public Records
• 1985-08-01 Sold (Public Records) $51,000 Public Records

Property tax history

+22.1%/yr

Latest (2014): $3,693 · +22.1% YoY. Source: county tax records.