12-4298 Lanai St · Black Sands, HI 96778

$115,000

1 bd · 1.0 ba · 400 sqft · SingleFamily public records · 98 Days on market

Built 1991 7,750 sqft lot

---

Why this score? — see what drove the C+ 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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the desirable Black Sand Beach area, this charming 1-bedroom, 2-bath home offers a peaceful island retreat surrounded by Hawaii’s natural beauty. Recent upgrades include a brand-new roof and new electrical panel, adding value and peace of mind. Inside, the open-concept living space feels bright and airy, with abundant natural light and views of the surrounding landscape. The kitchen includes a brand-new 220V plug for an electric oven, allowing flexibility for future cooking upgrades. The lower level features brand-new washer and dryer hookups along with plumbing for a utility sink, offering added functionality and potential to expand the space to suit your needs. The property is serviced by overhead electric, with the option to switch to generator power if desired. High-speed Hawaiian Telcom internet is available, making it easy to work remotely while enjoying the serenity of the area. A water catchment system supplies the home, helping eliminate costly water bills. Whether you're seeking a private retreat, full-time residence, or island getaway, this property offers a unique opportunity to enjoy comfortable living in a beautiful natural setting.

Key facts

• Brand new roof
• Overhead electric
• Brand new 220v plug

Tags

• BRAND NEW ROOF
• NEW ELECTRICAL PANEL
• OPEN CONCEPT LIVING SPACE
• BRAND NEW 220V PLUG
• PLUMBING FOR UTILITY SINK
• OVERHEAD ELECTRIC

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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: 387 active listings in the ZIP; 982 units permitted in Hawaii County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hawaii County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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.
• Current owner paid $70k; list at $115k implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.73%
• DSCR: 1.66
• GRM: 7.0

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $6,501
• Equity at exit: $17,147

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $37,901
• Equity at exit: $9,943

Cash invested: $32,200 (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 96778

• Home prices YoY: -15.3%
• Active inventory: 387
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$36 /mo · $433/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $395

Break-even live

Break-even rent $870

Max offer price $115,000

Occupancy floor 66%

Sensitivity live

Price	-10% $460	-5% $428	+0% $395	+5% $363	+10% $330
Rent	-10% $287	-5% $341	+0% $395	+5% $449	+10% $504
Rate	-1.0pp $453	-0.5pp $425	base $395	+0.5pp $366	+1.0pp $335

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-18
   days on market $115,000 Active 98 DOM
2. 2026-06-17
   price $115,000 Active 97 DOM
3. 2026-06-17
   days on market $120,000 Active 97 DOM
4. 2026-06-16
   days on market $120,000 Active 96 DOM
5. 2026-06-15
   days on market $120,000 Active 95 DOM
6. 2026-06-13
   days on market $120,000 Active 93 DOM
7. 2026-06-13
   days on market $120,000 Active 92 DOM
8. 2026-06-10
   days on market $120,000 Active 90 DOM
9. 2026-06-09
   days on market $120,000 Active 89 DOM
10. 2026-06-08
    days on market $120,000 Active 88 DOM
11. 2026-06-07
    days on market $120,000 Active 87 DOM
12. 2026-06-05
    days on market $120,000 Active 84 DOM
13. 2026-06-03
    days on market $120,000 Active 83 DOM
14. 2026-06-02
    days on market $120,000 Active 82 DOM
15. 2026-06-01
    days on market $120,000 Active 81 DOM
16. 2026-05-31
    days on market $120,000 Active 80 DOM
17. 2026-03-12
    listed $120,000 Active 1181-char remark

    Show marketing remark (1181 chars)

    Nestled in the desirable Black Sand Beach area, this charming 1-bedroom, 2-bath home offers a peaceful island retreat surrounded by Hawaii’s natural beauty. Recent upgrades include a brand-new roof and new electrical panel, adding value and peace of mind. Inside, the open-concept living space feels bright and airy, with abundant natural light and views of the surrounding landscape. The kitchen includes a brand-new 220V plug for an electric oven, allowing flexibility for future cooking upgrades. The lower level features brand-new washer and dryer hookups along with plumbing for a utility sink, offering added functionality and potential to expand the space to suit your needs. The property is serviced by overhead electric, with the option to switch to generator power if desired. High-speed Hawaiian Telcom internet is available, making it easy to work remotely while enjoying the serenity of the area. A water catchment system supplies the home, helping eliminate costly water bills. Whether you're seeking a private retreat, full-time residence, or island getaway, this property offers a unique opportunity to enjoy comfortable living in a beautiful natural setting.

18. 2025-07-18
    soldstatus $70,000 Closed 1109-char remark

    Show marketing remark (1109 chars)

    Nestled in beautiful Black Sand Beach area, this charming home offers the perfect blend of tranquility with modern comforts. Set in an extraordinary natural landscape, the property features a 1-bedroom, 2-bathroom home designed for comfortable living and a brand new roof! The open-concept living space is bright and airy, with ample natural light and stunning views of the surrounding landscape. The kitchen is equipped with essential features and down stairs includes hookups for a washer, dryer, and sink, providing the potential to add more modern amenities as needed. Power is supplied through overhead electric, but can be switched to generator as needed. Plus, for those who need to stay connected, the property is equipped with fiber optic Internet Wi-Fi access, offering the convenience of working remotely or staying in touch while enjoying the serenity of your private retreat. The home is equipped with a water catchment system, eliminating costly water bills. Whether you're relaxing indoors or enjoying the surrounding landscape, this home offers a perfect blend of efficiency and modern living.

19. 2025-06-02
    price $70,000 1109-char remark

    Show marketing remark (1109 chars)

    Nestled in beautiful Black Sand Beach area, this charming home offers the perfect blend of tranquility with modern comforts. Set in an extraordinary natural landscape, the property features a 1-bedroom, 2-bathroom home designed for comfortable living and a brand new roof! The open-concept living space is bright and airy, with ample natural light and stunning views of the surrounding landscape. The kitchen is equipped with essential features and down stairs includes hookups for a washer, dryer, and sink, providing the potential to add more modern amenities as needed. Power is supplied through overhead electric, but can be switched to generator as needed. Plus, for those who need to stay connected, the property is equipped with fiber optic Internet Wi-Fi access, offering the convenience of working remotely or staying in touch while enjoying the serenity of your private retreat. The home is equipped with a water catchment system, eliminating costly water bills. Whether you're relaxing indoors or enjoying the surrounding landscape, this home offers a perfect blend of efficiency and modern living.

20. 2025-05-23
    price $77,777 1109-char remark

    Show marketing remark (1109 chars)

    Nestled in beautiful Black Sand Beach area, this charming home offers the perfect blend of tranquility with modern comforts. Set in an extraordinary natural landscape, the property features a 1-bedroom, 2-bathroom home designed for comfortable living and a brand new roof! The open-concept living space is bright and airy, with ample natural light and stunning views of the surrounding landscape. The kitchen is equipped with essential features and down stairs includes hookups for a washer, dryer, and sink, providing the potential to add more modern amenities as needed. Power is supplied through overhead electric, but can be switched to generator as needed. Plus, for those who need to stay connected, the property is equipped with fiber optic Internet Wi-Fi access, offering the convenience of working remotely or staying in touch while enjoying the serenity of your private retreat. The home is equipped with a water catchment system, eliminating costly water bills. Whether you're relaxing indoors or enjoying the surrounding landscape, this home offers a perfect blend of efficiency and modern living.

21. 2025-05-22
    price $80,000 1109-char remark

    Show marketing remark (1109 chars)

    Nestled in beautiful Black Sand Beach area, this charming home offers the perfect blend of tranquility with modern comforts. Set in an extraordinary natural landscape, the property features a 1-bedroom, 2-bathroom home designed for comfortable living and a brand new roof! The open-concept living space is bright and airy, with ample natural light and stunning views of the surrounding landscape. The kitchen is equipped with essential features and down stairs includes hookups for a washer, dryer, and sink, providing the potential to add more modern amenities as needed. Power is supplied through overhead electric, but can be switched to generator as needed. Plus, for those who need to stay connected, the property is equipped with fiber optic Internet Wi-Fi access, offering the convenience of working remotely or staying in touch while enjoying the serenity of your private retreat. The home is equipped with a water catchment system, eliminating costly water bills. Whether you're relaxing indoors or enjoying the surrounding landscape, this home offers a perfect blend of efficiency and modern living.

22. 2025-05-04
    status Active 1109-char remark

    Show marketing remark (1109 chars)

    Nestled in beautiful Black Sand Beach area, this charming home offers the perfect blend of tranquility with modern comforts. Set in an extraordinary natural landscape, the property features a 1-bedroom, 2-bathroom home designed for comfortable living and a brand new roof! The open-concept living space is bright and airy, with ample natural light and stunning views of the surrounding landscape. The kitchen is equipped with essential features and down stairs includes hookups for a washer, dryer, and sink, providing the potential to add more modern amenities as needed. Power is supplied through overhead electric, but can be switched to generator as needed. Plus, for those who need to stay connected, the property is equipped with fiber optic Internet Wi-Fi access, offering the convenience of working remotely or staying in touch while enjoying the serenity of your private retreat. The home is equipped with a water catchment system, eliminating costly water bills. Whether you're relaxing indoors or enjoying the surrounding landscape, this home offers a perfect blend of efficiency and modern living.

23. 2025-05-04
    price $90,000 1109-char remark

    Show marketing remark (1109 chars)

    Nestled in beautiful Black Sand Beach area, this charming home offers the perfect blend of tranquility with modern comforts. Set in an extraordinary natural landscape, the property features a 1-bedroom, 2-bathroom home designed for comfortable living and a brand new roof! The open-concept living space is bright and airy, with ample natural light and stunning views of the surrounding landscape. The kitchen is equipped with essential features and down stairs includes hookups for a washer, dryer, and sink, providing the potential to add more modern amenities as needed. Power is supplied through overhead electric, but can be switched to generator as needed. Plus, for those who need to stay connected, the property is equipped with fiber optic Internet Wi-Fi access, offering the convenience of working remotely or staying in touch while enjoying the serenity of your private retreat. The home is equipped with a water catchment system, eliminating costly water bills. Whether you're relaxing indoors or enjoying the surrounding landscape, this home offers a perfect blend of efficiency and modern living.

24. 2025-04-24
    historical 1109-char remark

    Show marketing remark (1109 chars)

    Nestled in beautiful Black Sand Beach area, this charming home offers the perfect blend of tranquility with modern comforts. Set in an extraordinary natural landscape, the property features a 1-bedroom, 2-bathroom home designed for comfortable living and a brand new roof! The open-concept living space is bright and airy, with ample natural light and stunning views of the surrounding landscape. The kitchen is equipped with essential features and down stairs includes hookups for a washer, dryer, and sink, providing the potential to add more modern amenities as needed. Power is supplied through overhead electric, but can be switched to generator as needed. Plus, for those who need to stay connected, the property is equipped with fiber optic Internet Wi-Fi access, offering the convenience of working remotely or staying in touch while enjoying the serenity of your private retreat. The home is equipped with a water catchment system, eliminating costly water bills. Whether you're relaxing indoors or enjoying the surrounding landscape, this home offers a perfect blend of efficiency and modern living.

25. 2025-02-05
    price $115,000 1109-char remark

    Show marketing remark (1109 chars)

    Nestled in beautiful Black Sand Beach area, this charming home offers the perfect blend of tranquility with modern comforts. Set in an extraordinary natural landscape, the property features a 1-bedroom, 2-bathroom home designed for comfortable living and a brand new roof! The open-concept living space is bright and airy, with ample natural light and stunning views of the surrounding landscape. The kitchen is equipped with essential features and down stairs includes hookups for a washer, dryer, and sink, providing the potential to add more modern amenities as needed. Power is supplied through overhead electric, but can be switched to generator as needed. Plus, for those who need to stay connected, the property is equipped with fiber optic Internet Wi-Fi access, offering the convenience of working remotely or staying in touch while enjoying the serenity of your private retreat. The home is equipped with a water catchment system, eliminating costly water bills. Whether you're relaxing indoors or enjoying the surrounding landscape, this home offers a perfect blend of efficiency and modern living.

26. 2024-12-31
    price $90,000 1109-char remark

    Show marketing remark (1109 chars)

    Nestled in beautiful Black Sand Beach area, this charming home offers the perfect blend of tranquility with modern comforts. Set in an extraordinary natural landscape, the property features a 1-bedroom, 2-bathroom home designed for comfortable living and a brand new roof! The open-concept living space is bright and airy, with ample natural light and stunning views of the surrounding landscape. The kitchen is equipped with essential features and down stairs includes hookups for a washer, dryer, and sink, providing the potential to add more modern amenities as needed. Power is supplied through overhead electric, but can be switched to generator as needed. Plus, for those who need to stay connected, the property is equipped with fiber optic Internet Wi-Fi access, offering the convenience of working remotely or staying in touch while enjoying the serenity of your private retreat. The home is equipped with a water catchment system, eliminating costly water bills. Whether you're relaxing indoors or enjoying the surrounding landscape, this home offers a perfect blend of efficiency and modern living.

27. 2024-12-28
    price $120,000 1109-char remark

    Show marketing remark (1109 chars)

    Nestled in beautiful Black Sand Beach area, this charming home offers the perfect blend of tranquility with modern comforts. Set in an extraordinary natural landscape, the property features a 1-bedroom, 2-bathroom home designed for comfortable living and a brand new roof! The open-concept living space is bright and airy, with ample natural light and stunning views of the surrounding landscape. The kitchen is equipped with essential features and down stairs includes hookups for a washer, dryer, and sink, providing the potential to add more modern amenities as needed. Power is supplied through overhead electric, but can be switched to generator as needed. Plus, for those who need to stay connected, the property is equipped with fiber optic Internet Wi-Fi access, offering the convenience of working remotely or staying in touch while enjoying the serenity of your private retreat. The home is equipped with a water catchment system, eliminating costly water bills. Whether you're relaxing indoors or enjoying the surrounding landscape, this home offers a perfect blend of efficiency and modern living.

28. 2024-12-18
    listed $175,000 Active 1109-char remark

    Show marketing remark (1109 chars)

    Nestled in beautiful Black Sand Beach area, this charming home offers the perfect blend of tranquility with modern comforts. Set in an extraordinary natural landscape, the property features a 1-bedroom, 2-bathroom home designed for comfortable living and a brand new roof! The open-concept living space is bright and airy, with ample natural light and stunning views of the surrounding landscape. The kitchen is equipped with essential features and down stairs includes hookups for a washer, dryer, and sink, providing the potential to add more modern amenities as needed. Power is supplied through overhead electric, but can be switched to generator as needed. Plus, for those who need to stay connected, the property is equipped with fiber optic Internet Wi-Fi access, offering the convenience of working remotely or staying in touch while enjoying the serenity of your private retreat. The home is equipped with a water catchment system, eliminating costly water bills. Whether you're relaxing indoors or enjoying the surrounding landscape, this home offers a perfect blend of efficiency and modern living.

29. 2022-09-14
    soldstatus $52,500 Sold
30. 2022-08-15
    historical Contingent
31. 2022-06-13
    status Active
32. 2022-05-06
    status Active
33. 2022-05-06
    price $60,000
34. 2022-04-06
    historical Contingent
35. 2022-02-12
    listed $69,000 Active
36. 2021-03-02
    historical
37. 2021-03-02
    listed $68,000 Active
38. 2007-03-20
    soldstatus $50,000
39. 2007-03-20
    soldstatus $50,000
40. 2007-03-20
    soldstatus $50,000
41. 2006-09-20
    listed $60,000

ⓘ 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: $433 · $36/mo
• Projected year-2 tax: $433 · $36/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 X (unshaded) · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $16,442
• − Mortgage interest: −$6,442
• − Property taxes: −$433
• − Insurance: −$575
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$3,345
• Taxable income: $3,016
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $4,021/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 — Black Sands

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

Census & demographics

• Census place: Black Sands, HI
• Population (ZIP): 14,225

Population outlook (Hawaii County) Hauer SSP2

• Today (2025): 220,733 people
• By 2030: 232,156 · +5.2%
• By 2040: 252,486 · +14.4%
• By 2050: 272,703 · +23.5%
• By 2075: 332,113 · +50.5%
• By 2100: 398,342 · +80.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.82)
• Race & ethnicity: White 37% Two or more races 30% Hispanic / Latino 15% Pacific Islander 15% Asian 12%
• Hispanic origin (detail): Mexican 4% Puerto Rican 9%
• Common ancestry: Russian 7% Italian 3% Romanian 3%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 77% English-only · Other Asian/Pacific 11% Tagalog/Filipino 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Hawaii

• 2024 margin: Strong D (+28.3) · D 63.0% · R 34.7% · Other 2.3%
• 2008→2024 swing: -25.4pp toward R · 2008: 53.7pp · 2024: 28.3pp
• All cycles: 2024: D+28.3 2020: D+36.2 2016: D+36.6 2012: D+51.3 2008: D+53.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.52%
• Current HPI: 173.8168
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+100.0% since first listed

25 events — show timeline

• 2026-03-12 Listed $120,000 HI Information Service
• 2025-07-18 Sold (MLS) $70,000 HI Information Service
• 2025-06-02 Price Changed $70,000 HI Information Service
• 2025-05-23 Price Changed $77,777 HI Information Service
• 2025-05-22 Price Changed $80,000 HI Information Service
• 2025-05-04 Relisted — HI Information Service
• 2025-05-04 Price Changed $90,000 HI Information Service
• 2025-04-24 Listing Removed — HI Information Service
• 2025-02-05 Price Changed $115,000 HI Information Service
• 2024-12-31 Price Changed $90,000 HI Information Service
• 2024-12-28 Price Changed $120,000 HI Information Service
• 2024-12-18 Listed $175,000 HI Information Service
• 2022-09-14 Sold (MLS) $52,500 HI Information Service
• 2022-08-15 Contingent — HI Information Service
• 2022-06-13 Relisted — HI Information Service
• 2022-05-06 Relisted — HI Information Service
• 2022-05-06 Price Changed $60,000 HI Information Service
• 2022-04-06 Contingent — HI Information Service
• 2022-02-12 Listed $69,000 HI Information Service
• 2021-03-02 Listing Removed — HI Information Service
• 2021-03-02 Listed $68,000 HI Information Service
• 2007-03-20 Sold (MLS) $50,000 HI Information Service
• 2007-03-20 Sold (Public Records) $50,000 Public Records
• 2007-03-20 Sold (Public Records) $50,000 Public Records
• 2006-09-20 Listed $60,000 HI Information Service

Property tax history

+24.5%/yr

Latest (2025): $433 · +9.6% YoY. Source: county tax records.