2714 Kahoaloha Ln #503 · Urban Honolulu, HI 96826

$350,000

2 bd · 1.0 ba · 719 sqft · Condo public records · 268 Days on market

Built 1976 $487/sqft · 13% below area Est $403k · 13% under $1010/mo HOA · 34% of rent

---

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 +13.4/15.0
• Cash flow +5.5/30.0
• Schools +5.0/10.0
• Appreciation +4.5/10.0
• 1% rule +3.5/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Price to Sell! Call your Investors. Save monthly, as electricity is included in maintenance fees. This charming, conveniently located 2-bed, 1-bath residence in Parkland Gardens is a secure building in the heart of Moiliili. This is a well-managed building with guest parking and 1 secured, covered parking stall included. Mountain views, A great buy for an investor or for your 1031 exchange. Live steps from a variety of dining, shopping, and city bus stops, with UH Manoa minutes away. Easy freeway access. Parkland Gardens amenities include: a tennis court, bike racks, a private park with a BBQ, a gazebo, and a community laundry. Maintenance fees cover electricity, gas, water/sewer, and the common area. Photos were taken before the current tenant. Note: a 48-hour notice is required. Tenants' lease ends 9/26.

Key facts

• Bbq
• Private garden
• Tennis court

Tags

• MOUNTAIN VIEWS
• TENNIS COURT
• PRIVATE PARK
• BBQ
• GAZEBO
• PRIVATE GARDEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $-750 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (37.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (15.3% below list).
• Recommended offer: $218k (37.9% below list) — sets the bar for cash-flow.
• Cap rate 3.7% 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.
• 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 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,638 units permitted in Honolulu County in 2024 (793 in 5+ unit buildings).
• At $2,964/mo this rent would consume 52% 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 $4k 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 268 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,523 (37.9% 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 268 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — 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. 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: 0.85% ✗
• Cap rate: 3.72%
• Cash-on-cash: -9.18%
• DSCR: 0.59
• GRM: 9.8

CMA / ARV

• ARV (median comp): $402,989
• List price: $350,000
• Delta: -13.15%
• 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: -17.3%
• Equity multiple: 0.26×
• Total profit: $-72,086
• Equity at exit: $84,403

10-year hold

• IRR: -9.8%
• Equity multiple: 0.11×
• Total profit: $-87,138
• Equity at exit: $88,559

Cash invested: $98,000 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,964 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$101 /mo · $1,207/yr
• Insurance: −$146
• HOA: −$1,010
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $-750

Break-even live

Break-even rent $3,914

Max offer price $217,523

Occupancy floor —

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2710 Kaaha St Honolulu, HI	1.0	1.0	418	$3,300	$7.89	24d	1	0.04mi
902 University Ave Unit C Honolulu, HI	2.0	1.0	415	$2,735	$6.58	24d	1	0.17mi
2499 Kapiolani Blvd #3800 Honolulu, HI	2.0	1.5	676	$3,200	$4.73	3d	1	0.18mi
2499 Kapiolani Blvd Honolulu, HI	1.0	1.0	474	$2,675	$5.64	17d	2	0.18mi
2499 Kapiolani Blvd Honolulu, HI	1.0–2.0	1.0–1.5	575	$3,300	$5.74	10d	2	0.18mi
909 Coolidge St #301 Honolulu, HI	1.0	1.0	576	$3,950	$6.86	3d	1	0.26mi
909 Coolidge St #301 Honolulu, HI	1.0	1.0	576	$3,050	$5.30	24d	1	0.26mi
555 University Ave Honolulu, HI	1.0	1.0	684	$2,850	$4.17	3d	2	0.30mi
500 University Ave Honolulu, HI	1.0–2.0	1.0–2.5	826	$3,200	$3.87	12d	3	0.36mi
2333 Kapiolani Blvd Unit 1008B Honolulu, HI	2.0	1.0	600	$2,700	$4.50	24d	1	0.43mi
2211 Ala Wai Blvd #1108 Honolulu, HI	1.0	1.0	413	$2,600	$6.30	24d	1	0.56mi
2211 Ala Wai Blvd Honolulu, HI	1.0	1.0	437	$3,100	$7.09	24d	1	0.56mi
2121 Ala Wai Blvd Honolulu, HI	2.0	1.0–3.0	1006	$4,400	$4.37	10d	1	0.56mi
2121 Ala Wai Blvd Honolulu, HI	2.0	1.0–3.0	1006	$4,200	$4.17	21d	2	0.56mi
2121 Ala Wai Blvd Honolulu, HI	2.0	1.0–3.0	1006	$4,150	$4.12	3d	2	0.56mi
910 Kapahulu Ave #703 Honolulu, HI	2.0	1.0	739	$2,600	$3.52	11d	1	0.57mi
445 Kaiolu St Honolulu, HI	1.0	1.0	490	$3,400	$6.94	17d	1	0.57mi
2281 Ala Wai Blvd #902 Honolulu, HI	2.0	1.0	609	$3,950	$6.49	14d	1	0.59mi
430 Lewers St Unit 14D Honolulu, HI	1.0	1.0	732	$2,900	$3.96	24d	1	0.60mi
430 Lewers St Unit 25E Honolulu, HI	1.0	1.0	673	$2,700	$4.01	24d	1	0.60mi
445 Seaside Ave #2220 Honolulu, HI	1.0	1.0	570	$2,625	$4.61	12d	1	0.60mi
440 Olohana St Unit 1327703P Honolulu, HI	1.0	1.0	355	$4,055	$11.42	12d	1	0.61mi
440 Olohana St Unit 1327711P Honolulu, HI	1.0	1.0	355	$3,741	$10.54	2d	1	0.61mi
2345 Ala Wai Blvd #1514 Honolulu, HI	1.0	1.0	555	$2,800	$5.05	24d	1	0.64mi
2140 Khi Ave Honolulu, HI	1.0	1.0	577	$4,500	$7.80	24d	1	0.64mi
2140 Khi Ave. unit Ph 2506 Honolulu, HI	1.0	1.0	678	$3,200	$4.72	15d	1	0.64mi
2140 Khi AVE Unit 2006 Honolulu, HI	1.0	1.0	553	$3,400	$6.15	3d	1	0.64mi
2140 Khi AVE Unit 2306 Honolulu, HI	1.0	1.0	553	$2,700	$4.88	17d	1	0.64mi
3046 Harding Ave Unit C Honolulu, HI	3.0	1.0	608	$2,800	$4.61	24d	1	0.69mi
3046C Harding Ave Honolulu, HI	3.0	1.0	632	$2,800	$4.43	24d	1	0.69mi
2415 Ala Wai Blvd #1802 Honolulu, HI	1.0	1.0	560	$3,000	$5.36	44d	1	0.74mi
2415 Ala Wai Blvd Honolulu, HI	1.0–2.0	1.0	665	$3,500	$5.26	17d	3	0.74mi
2045 Kalakaua Ave Honolulu, HI	1.0	1.0	657	$4,200	$6.39	44d	1	0.75mi
232 Kaiulani Ave Honolulu, HI	3.0	1.0	656	$4,225	$6.44	24d	8	0.76mi
2380 Kuhio Ave Honolulu, HI	3.0	1.0–3.0	1212	$10,275	$8.47	2d	51	0.76mi
417 Kanekapolei St Honolulu, HI	1.0	1.0	566	$1,695	$2.99	44d	1	0.76mi
2407 Tusitala St Unit 304 Honolulu, HI	1.0	1.0	480	$1,500	$3.12	44d	1	0.76mi
2410 Cleghorn St #2403 Honolulu, HI	1.0	1.0	602	$2,500	$4.15	24d	1	0.77mi
2421 Tusitala St #902 Honolulu, HI	2.0	1.0	590	$2,775	$4.70	12d	1	0.79mi
2421 Tusitala St Honolulu, HI	1.0–2.0	1.0	590	$2,849	$4.83	44d	2	0.79mi

HOA detail condo

• Monthly dues: $1,010 · $12,120/yr
• Likely covers: watersewergaselectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $350,000 Active 268 DOM
2. 2026-06-17
   days on market $350,000 Active 267 DOM
3. 2026-06-15
   days on market $350,000 Active 265 DOM
4. 2026-06-13
   days on market $350,000 Active 263 DOM
5. 2026-06-13
   days on market $350,000 Active 262 DOM
6. 2026-06-10
   days on market $350,000 Active 260 DOM
7. 2026-06-09
   days on market $350,000 Active 259 DOM
8. 2026-06-08
   days on market $350,000 Active 258 DOM
9. 2026-06-07
   days on market $350,000 Active 257 DOM
10. 2026-06-05
    days on market $350,000 Active 254 DOM
11. 2026-06-03
    days on market $350,000 Active 253 DOM
12. 2026-06-02
    days on market $350,000 Active 252 DOM
13. 2026-06-01
    days on market $350,000 Active 251 DOM
14. 2026-05-31
    days on market $350,000 Active 250 DOM
15. 2025-09-23
    listed $350,000 Active 817-char remark

    Show marketing remark (817 chars)

    Price to Sell! Call your Investors. Save monthly, as electricity is included in maintenance fees. This charming, conveniently located 2-bed, 1-bath residence in Parkland Gardens is a secure building in the heart of Moiliili. This is a well-managed building with guest parking and 1 secured, covered parking stall included. Mountain views, A great buy for an investor or for your 1031 exchange. Live steps from a variety of dining, shopping, and city bus stops, with UH Manoa minutes away. Easy freeway access. Parkland Gardens amenities include: a tennis court, bike racks, a private park with a BBQ, a gazebo, and a community laundry. Maintenance fees cover electricity, gas, water/sewer, and the common area. Photos were taken before the current tenant. Note: a 48-hour notice is required. Tenants' lease ends 9/26.

16. 2025-08-15
    historical
17. 2025-08-08
    price $349,000
18. 2025-02-27
    listed $375,000 Active
19. 2016-10-31
    soldstatus $362,000 Sold
20. 2016-10-31
    soldstatus $362,000
21. 2016-08-16
    price $369,000
22. 2016-07-19
    price $375,000
23. 2016-06-17
    listed $378,000 Active
24. 1994-11-10
    soldstatus $218,000
25. 1976-08-01
    soldstatus $58,500

ⓘ 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: $1,207 · $101/mo
• Projected year-2 tax: $1,207 · $101/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: $35,574
• − Mortgage interest: −$19,605
• − Property taxes: −$1,207
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,846
• − Management: −$2,846
• − HOA: −$12,120
• − Depreciation: −$10,182
• Taxable loss: −$14,982
• Est. tax savings @ 24.0%: +$3,596
• After-tax cash flow: $-5,403/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

+498.3% since first listed

11 events — show timeline

• 2025-09-23 Listed $350,000 HiCentral MLS
• 2025-08-15 Listing Removed — HiCentral MLS
• 2025-08-08 Price Changed $349,000 HiCentral MLS
• 2025-02-27 Listed $375,000 HiCentral MLS
• 2016-10-31 Sold (Public Records) $362,000 Public Records
• 2016-10-31 Sold (MLS) $362,000 HiCentral MLS
• 2016-08-16 Price Changed $369,000 HiCentral MLS
• 2016-07-19 Price Changed $375,000 HiCentral MLS
• 2016-06-17 Listed $378,000 HiCentral MLS
• 1994-11-10 Sold (Public Records) $218,000 Public Records
• 1976-08-01 Sold (Public Records) $58,500 Public Records

Property tax history

+3.9%/yr

Latest (2022): $1,207 · +11.4% YoY. Source: county tax records.