15-2735 Kumu St · Hawaiian Beaches, HI 96778

$245,000

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 129 Days on market

Built 1975 0.35 ac lot $239/sqft · at area comps Est $255k · at est. ↓ 10% since listing

---

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 +16.6/30.0
• ARV discount +9.3/15.0
• DSCR +5.2/10.0
• 1% rule +3.8/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to Hawaiian Parks Subdivision—where island living meets everyday convenience. This charming property sits on a generous 15,000‑sf lot with paved roads, home mail delivery, and the comfort of a private well water system. Pahoa Village’s shopping and dining is nearby. Ocean cliffs and a beach park is just a 3-minute drive away! Before entering, you are greeted with a large covered lanai overlooking the front yard, perfect for relaxing or entertaining. You first enter a living room that flows to the dining room, kitchen, and additional living area. The versatile additional living area can be used as a media room, home gym, playroom, pet space, or office. A dedicated laundry room is conveniently located adjacent to the dining area. Multiple exits allow the convenience of accessibility for your daily routine and excellent indoor-outdoor flow. The spacious yard is beautifully landscaped with mature tropical plantings, including fragrant puakenikeni and an assortment of fruit trees such as ulu, lime, orange, Surinam cherry, and soursop. Tucked back from the road for added privacy, this cozy island home offers relaxed indoor/outdoor living, lounging or hosting weekend barbecues. The backyard is gated and fenced offering added privacy and ample space for pets, gardening, or outdoor enjoyment. A variety of parking is available in multiple areas of the property for hosting family and friends. Thereʻs also a cement slab in place for a potential future carport. Seller is motivated! A peaceful retreat with room to breathe—your home awaits, e komo mai!

Key facts

• 0.35 acre lot
• Built 1975
• Listed 129 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (12.3% below list).
• Recommended offer: $215k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.8% in Hawaiian Beaches — 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 55/100 on livability (#128 in HI) — a working-class tenant base; expect higher turnover. Strengths: housing B; Watch: health & safety C-, schools D+, amenities 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.
• 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $214,830 (12.3% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.88% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (median comp): $255,226
• List price: $245,000
• Delta: -4.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15-2687 Kawakawa St	0.24mi	3/1.5	1,008 (-2%)	17mo	$116,500	$116	70
15-457 Anae St	0.39mi	2/2.0 (-1)	925 (-10%)	1mo	$295,000	$319	56
15-2785 Manini St	0.64mi	3/2.0	1,056 (+3%)	15mo	$215,000	$204	49
15-672 Kahakai Blvd	0.74mi	2/2.0 (-1)	1,124 (+10%)	9mo	$175,000	$156	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-30,265
• Equity at exit: $36,530

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-14,361
• Equity at exit: $21,183

Cash invested: $68,600 (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 →

ZIP-level market 96778

• Home prices YoY: -15.3%
• Active inventory: 387
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,148 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$161 /mo · $1,935/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $149

Break-even live

Break-even rent $1,960

Max offer price $245,000

Occupancy floor 88%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $245,000 Active 129 DOM
2. 2026-06-17
   days on market $245,000 Active 128 DOM
3. 2026-06-16
   days on market $245,000 Active 127 DOM
4. 2026-06-15
   days on market $245,000 Active 126 DOM
5. 2026-06-13
   days on market $245,000 Active 124 DOM
6. 2026-06-13
   days on market $245,000 Active 123 DOM
7. 2026-06-10
   days on market $245,000 Active 121 DOM
8. 2026-06-09
   days on market $245,000 Active 120 DOM
9. 2026-06-08
   days on market $245,000 Active 119 DOM
10. 2026-06-07
    pricedays on market $245,000 Active 118 DOM
11. 2026-06-05
    days on market $246,000 Active 115 DOM
12. 2026-06-03
    days on market $246,000 Active 114 DOM
13. 2026-06-02
    days on market $246,000 Active 113 DOM
14. 2026-06-01
    days on market $246,000 Active 112 DOM
15. 2026-05-31
    days on market $246,000 Active 111 DOM
16. 2026-04-16
    price $246,000 1595-char remark

    Show marketing remark (1595 chars)

    Welcome home to Hawaiian Parks Subdivision—where island living meets everyday convenience. This charming property sits on a generous 15,000‑sf lot with paved roads, home mail delivery, and the comfort of a private well water system. Pahoa Village’s shopping and dining is nearby. Ocean cliffs and a beach park is just a 3-minute drive away! Before entering, you are greeted with a large covered lanai overlooking the front yard, perfect for relaxing or entertaining. You first enter a living room that flows to the dining room, kitchen, and additional living area. The versatile additional living area can be used as a media room, home gym, playroom, pet space, or office. A dedicated laundry room is conveniently located adjacent to the dining area. Multiple exits allow the convenience of accessibility for your daily routine and excellent indoor-outdoor flow. The spacious yard is beautifully landscaped with mature tropical plantings, including fragrant puakenikeni and an assortment of fruit trees such as ulu, lime, orange, Surinam cherry, and soursop. Tucked back from the road for added privacy, this cozy island home offers relaxed indoor/outdoor living, lounging or hosting weekend barbecues. The backyard is gated and fenced offering added privacy and ample space for pets, gardening, or outdoor enjoyment. A variety of parking is available in multiple areas of the property for hosting family and friends. Thereʻs also a cement slab in place for a potential future carport. Seller is motivated! A peaceful retreat with room to breathe—your home awaits, e komo mai!

17. 2026-03-05
    price $250,000 1595-char remark

    Show marketing remark (1595 chars)

    Welcome home to Hawaiian Parks Subdivision—where island living meets everyday convenience. This charming property sits on a generous 15,000‑sf lot with paved roads, home mail delivery, and the comfort of a private well water system. Pahoa Village’s shopping and dining is nearby. Ocean cliffs and a beach park is just a 3-minute drive away! Before entering, you are greeted with a large covered lanai overlooking the front yard, perfect for relaxing or entertaining. You first enter a living room that flows to the dining room, kitchen, and additional living area. The versatile additional living area can be used as a media room, home gym, playroom, pet space, or office. A dedicated laundry room is conveniently located adjacent to the dining area. Multiple exits allow the convenience of accessibility for your daily routine and excellent indoor-outdoor flow. The spacious yard is beautifully landscaped with mature tropical plantings, including fragrant puakenikeni and an assortment of fruit trees such as ulu, lime, orange, Surinam cherry, and soursop. Tucked back from the road for added privacy, this cozy island home offers relaxed indoor/outdoor living, lounging or hosting weekend barbecues. The backyard is gated and fenced offering added privacy and ample space for pets, gardening, or outdoor enjoyment. A variety of parking is available in multiple areas of the property for hosting family and friends. Thereʻs also a cement slab in place for a potential future carport. Seller is motivated! A peaceful retreat with room to breathe—your home awaits, e komo mai!

18. 2026-02-27
    price $255,000 1595-char remark

    Show marketing remark (1595 chars)

    Welcome home to Hawaiian Parks Subdivision—where island living meets everyday convenience. This charming property sits on a generous 15,000‑sf lot with paved roads, home mail delivery, and the comfort of a private well water system. Pahoa Village’s shopping and dining is nearby. Ocean cliffs and a beach park is just a 3-minute drive away! Before entering, you are greeted with a large covered lanai overlooking the front yard, perfect for relaxing or entertaining. You first enter a living room that flows to the dining room, kitchen, and additional living area. The versatile additional living area can be used as a media room, home gym, playroom, pet space, or office. A dedicated laundry room is conveniently located adjacent to the dining area. Multiple exits allow the convenience of accessibility for your daily routine and excellent indoor-outdoor flow. The spacious yard is beautifully landscaped with mature tropical plantings, including fragrant puakenikeni and an assortment of fruit trees such as ulu, lime, orange, Surinam cherry, and soursop. Tucked back from the road for added privacy, this cozy island home offers relaxed indoor/outdoor living, lounging or hosting weekend barbecues. The backyard is gated and fenced offering added privacy and ample space for pets, gardening, or outdoor enjoyment. A variety of parking is available in multiple areas of the property for hosting family and friends. Thereʻs also a cement slab in place for a potential future carport. Seller is motivated! A peaceful retreat with room to breathe—your home awaits, e komo mai!

19. 2026-02-09
    listed $260,000 Active 1595-char remark

    Show marketing remark (1595 chars)

    Welcome home to Hawaiian Parks Subdivision—where island living meets everyday convenience. This charming property sits on a generous 15,000‑sf lot with paved roads, home mail delivery, and the comfort of a private well water system. Pahoa Village’s shopping and dining is nearby. Ocean cliffs and a beach park is just a 3-minute drive away! Before entering, you are greeted with a large covered lanai overlooking the front yard, perfect for relaxing or entertaining. You first enter a living room that flows to the dining room, kitchen, and additional living area. The versatile additional living area can be used as a media room, home gym, playroom, pet space, or office. A dedicated laundry room is conveniently located adjacent to the dining area. Multiple exits allow the convenience of accessibility for your daily routine and excellent indoor-outdoor flow. The spacious yard is beautifully landscaped with mature tropical plantings, including fragrant puakenikeni and an assortment of fruit trees such as ulu, lime, orange, Surinam cherry, and soursop. Tucked back from the road for added privacy, this cozy island home offers relaxed indoor/outdoor living, lounging or hosting weekend barbecues. The backyard is gated and fenced offering added privacy and ample space for pets, gardening, or outdoor enjoyment. A variety of parking is available in multiple areas of the property for hosting family and friends. Thereʻs also a cement slab in place for a potential future carport. Seller is motivated! A peaceful retreat with room to breathe—your home awaits, e komo mai!

20. 2025-03-12
    historical
21. 2025-02-25
    price $290,000
22. 2024-12-03
    price $270,000
23. 2024-11-14
    price $280,000
24. 2024-10-25
    listed $300,000 Active
25. 2023-10-13
    status Active
26. 2023-10-04
    soldstatus $240,000 Sold
27. 2023-09-14
    historical
28. 2023-07-07
    price $247,000
29. 2023-04-07
    listed $249,000 Active
30. 2023-01-17
    soldstatus $235,000 Sold
31. 2022-10-11
    price $245,000
32. 2022-07-06
    listed $273,000 Active

ⓘ 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: $1,935 · $161/mo
• Projected year-2 tax: $1,935 · $161/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: $25,780
• − Mortgage interest: −$13,724
• − Property taxes: −$1,935
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − Depreciation: −$7,127
• Taxable loss: −$2,356
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $2,354/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 — Hawaiian Beaches

• Score: 55/100
• State rank: #128
• US rank: #23148

Category grades

Amenities F Commute F Cost of living D- Crime B- Employment D- Housing B Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawaiian Beaches, 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

-9.9% since first listed

17 events — show timeline

• 2026-04-16 Price Changed $246,000 HI Information Service
• 2026-03-05 Price Changed $250,000 HI Information Service
• 2026-02-27 Price Changed $255,000 HI Information Service
• 2026-02-09 Listed $260,000 HI Information Service
• 2025-03-12 Listing Removed — HI Information Service
• 2025-02-25 Price Changed $290,000 HI Information Service
• 2024-12-03 Price Changed $270,000 HI Information Service
• 2024-11-14 Price Changed $280,000 HI Information Service
• 2024-10-25 Listed $300,000 HI Information Service
• 2023-10-13 Relisted — HI Information Service
• 2023-10-04 Sold (MLS) $240,000 HI Information Service
• 2023-09-14 Listing Removed — HI Information Service
• 2023-07-07 Price Changed $247,000 HI Information Service
• 2023-04-07 Listed $249,000 HI Information Service
• 2023-01-17 Sold (MLS) $235,000 HI Information Service
• 2022-10-11 Price Changed $245,000 HI Information Service
• 2022-07-06 Listed $273,000 HI Information Service

Property tax history

+21.6%/yr

Latest (2025): $1,935 · +867.4% YoY. Source: county tax records.