54-217 Kamehameha Hwy · Hauula, HI 96717

$898,000

2 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 345 Days on market

Built 1942 8,623 sqft lot $788/sqft · 11% below area Est $1004k · 11% under

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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 +12.2/15.0
• Appreciation +10.0/10.0
• Cash flow +5.3/30.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Country living by the sea! Absolutely lovely and quaint oceanfront beach cottage nestled in heart of Hau'ula. Enjoy morning coffee with beautiful ocean view. Swim, dive, paddle board or surf during the day. Then enjoy an evening BBQ with favorite beverage during exquisite sunset hour as the day ends. Oceanfront living at its finest!

Key facts

• Beautiful ocean view
• 8,623 sq ft lot
• 4 parking spots

Tags

• OCEANFRONT BEACH COTTAGE
• BEAUTIFUL OCEAN VIEW
• EXQUISITE SUNSET HOUR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $898k.

Deal economics

• At list price, monthly cash flow is $-2k ($-29k/yr) — negative.
• To cash-flow at today's rent, offer at most $470k (47.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $450k (49.9% below list).
• Recommended offer: $450k (49.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#69 in HI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: health & safety C-, schools D, amenities F.
• Market conditions: 19 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,638 units permitted in Honolulu County in 2024 (793 in 5+ unit buildings).

Forward outlook

• In year one you build about $96k of equity ($6k loan paydown + $90k appreciation (10.0% local appreciation)).
• Honolulu County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$154k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 345 days — a 12% lower offer ($790k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $250k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $450,000 (49.9% 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 345 days. Have you received any prior offers? Is the seller open to a 50% concession, seller financing, or rate buy-down credit?
3. Built in 1942 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 0.50% ✗
• Cap rate: 3.62%
• Cash-on-cash: -9.54%
• DSCR: 0.58
• GRM: 16.6

CMA / ARV

• ARV (median comp): $1,003,712
• List price: $898,000
• Delta: -10.53%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 2.33×
• Total profit: $334,541
• Equity at exit: $808,990

10-year hold

• IRR: 15.5%
• Equity multiple: 5.40×
• Total profit: $1,106,496
• Equity at exit: $1,744,616

Cash invested: $251,440 (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 96717

• Home prices YoY: 9.8%
• Active inventory: 19
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$4,709
• Tax from tax record: −$470 /mo · $5,643/yr
• Insurance: −$374
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $-2,425

Break-even live

Break-even rent $7,570

Max offer price $469,577

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: $224,500
• Closing costs: $26,940
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54-290 Kawaipuna Pl Hauula, HI	3.0	1.0	1400	$4,500	$3.21	44d	1	0.33mi

Listing history 23 events

1. 2026-06-18
   days on market $898,000 Active 345 DOM
2. 2026-06-17
   days on market $898,000 Active 344 DOM
3. 2026-06-15
   days on market $898,000 Active 342 DOM
4. 2026-06-13
   days on market $898,000 Active 340 DOM
5. 2026-06-13
   days on market $898,000 Active 339 DOM
6. 2026-06-10
   days on market $898,000 Active 337 DOM
7. 2026-06-09
   days on market $898,000 Active 336 DOM
8. 2026-06-08
   days on market $898,000 Active 335 DOM
9. 2026-06-07
   days on market $898,000 Active 334 DOM
10. 2026-06-05
    days on market $898,000 Active 331 DOM
11. 2026-06-03
    days on market $898,000 Active 330 DOM
12. 2026-06-02
    days on market $898,000 Active 329 DOM
13. 2026-06-01
    days on market $898,000 Active 328 DOM
14. 2026-05-31
    days on market $898,000 Active 327 DOM
15. 2026-02-04
    price $898,000 334-char remark

    Show marketing remark (334 chars)

    Country living by the sea! Absolutely lovely and quaint oceanfront beach cottage nestled in heart of Hau'ula. Enjoy morning coffee with beautiful ocean view. Swim, dive, paddle board or surf during the day. Then enjoy an evening BBQ with favorite beverage during exquisite sunset hour as the day ends. Oceanfront living at its finest!

16. 2025-07-08
    listed $1,148,000 Active 334-char remark

    Show marketing remark (334 chars)

    Country living by the sea! Absolutely lovely and quaint oceanfront beach cottage nestled in heart of Hau'ula. Enjoy morning coffee with beautiful ocean view. Swim, dive, paddle board or surf during the day. Then enjoy an evening BBQ with favorite beverage during exquisite sunset hour as the day ends. Oceanfront living at its finest!

17. 2025-06-23
    historical
18. 2025-04-29
    price $1,148,000
19. 2024-07-09
    listed $1,388,000 Active
20. 2008-07-25
    soldstatus $925,000
21. 2008-07-24
    soldstatus $925,000
22. 2007-11-01
    listed $995,000
23. 1973-09-01
    soldstatus $68,000

ⓘ 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: $5,643 · $470/mo
• Projected year-2 tax: $5,643 · $470/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 3/10 Moderate FEMA zone AE · 9% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $54,000
• − Mortgage interest: −$50,302
• − Property taxes: −$5,643
• − Insurance: −$9,608
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$26,124
• Taxable loss: −$46,318
• Est. tax savings @ 24.0%: +$11,116
• After-tax cash flow: $-17,986/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 — Hauula

• Score: 62/100
• State rank: #69
• US rank: #16288

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hauula, HI
• Population (ZIP): 4,396

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: Highly diverse neighborhood (Simpson 0.91)
• Race & ethnicity: Two or more races 43% White 27% Pacific Islander 18% Hispanic / Latino 12% Asian 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5%
• Common ancestry: Russian 5% Serbian 3% Scottish 1%
• Foreign-born: 11% · China, Vietnam, Canada
• Languages at home: 80% English-only · Other Asian/Pacific 13% Chinese 2% German/W. Germanic 2%

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: ▲ 39.47%
• Current HPI: 441.891
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1220.6% since first listed

9 events — show timeline

• 2026-02-04 Price Changed $898,000 HiCentral MLS
• 2025-07-08 Listed $1,148,000 HiCentral MLS
• 2025-06-23 Listing Removed — HiCentral MLS
• 2025-04-29 Price Changed $1,148,000 HiCentral MLS
• 2024-07-09 Listed $1,388,000 HiCentral MLS
• 2008-07-25 Sold (MLS) $925,000 HiCentral MLS
• 2008-07-24 Sold (Public Records) $925,000 Public Records
• 2007-11-01 Listed $995,000 HiCentral MLS
• 1973-09-01 Sold (Public Records) $68,000 Public Records

Property tax history

+10.6%/yr

Latest (2022): $5,643 · +88.4% YoY. Source: county tax records.