16-2027 Tiki Rd · Tiki Gardens, HI 96760

$229,900

3 bd · 2.5 ba · 1,224 sqft · SingleFamily · 79 Days on market

Built 1992 Fair condition 8,689 sqft lot Est $388k · 41% under

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Why this score? — see what drove the B- 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• Appreciation +6.5/10.0
• 1% rule +5.9/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Investor Opportunity and Massive potential await the right buyer. Welcome to this 3-bedroom home in Tiki Gardens—Priced very well, this is your entry point into Hawaii Island homeownership, and it gives lots of room to build equity and create your ideal space. This fixer-upper definitely requires some work, vision, and TLC, but some of the work has already been done, such as a new roof currently being installed by the seller – that's a big-ticket item already handled for you. Livable as-is while you complete your upgrades Room for expansion, landscaping, or outdoor living enhancements Located in the growing Tiki Gardens community with convenient access to Hilo, Pāhoa, and local amenities This property is ideal for buyers who see beyond the current condition and recognize the upside. Whether you’re looking to renovate, rent, or create a personalized island home, this one checks the boxes. The last 8 pictures are the current state and the AI-generated potential improvement. Don’t miss your chance to secure a property with built-in value & equity potential.

Key facts

• Landscaping
• Room for expansion
• New roof

Tags

• NEW ROOF
• ROOM FOR EXPANSION
• LANDSCAPING
• OUTDOOR LIVING ENHANCEMENTS
• CONVENIENT ACCESS TO HILO
• CONVENIENT ACCESS TO PĀHOA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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: 95 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 982 units permitted in Hawaii County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.1% local appreciation)).
• Hawaii County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Recommended offer $216,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $388,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16-2046 Tiki Rd	0.08mi	3/2.0	1,208 (-1%)	12mo	$363,000	$300	82
16-2039 Uilani Dr	0.29mi	3/2.5	1,200 (-2%)	6mo	$415,000	$346	78
16-1995 Silversword Ct	0.33mi	3/2.0	1,206 (-2%)	8mo	$355,000	$294	73
16-2090 Mauna Kea Dr	0.49mi	3/2.0	1,185 (-3%)	0mo	$410,000	$346	70
16-1980 Sandalwood Ct	0.45mi	3/2.0	1,188 (-3%)	5mo	$352,000	$296	68
16-2062 Silveroak Dr	0.50mi	3/3.0	1,246 (+2%)	8mo	$410,000	$329	65
16-2075 Lilikoi Dr	0.52mi	3/3.0	1,246 (+2%)	10mo	$385,000	$309	62
16-423 Aina Pua St	0.34mi	3/2.0	1,315 (+7%)	9mo	$310,000	$236	62
16-2003 Silversword Ct	0.31mi	3/2.0	1,056 (-14%)	6mo	$335,000	$317	56
16-2132 Aloha Dr	0.74mi	3/2.5	1,200 (-2%)	13mo	$392,000	$327	52
16-2110 Aloha Dr	0.64mi	3/2.0	1,296 (+6%)	17mo	$420,000	$324	44
16-2061 Hilonani Dr	0.74mi	3/2.0	1,144 (-6%)	18mo	$339,950	$297	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.83×
• Total profit: $53,423
• Equity at exit: $104,536

10-year hold

• IRR: 16.2%
• Equity multiple: 3.40×
• Total profit: $154,446
• Equity at exit: $162,011

Cash invested: $64,372 (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 96760

• Home prices YoY: 2.0%
• Active inventory: 95
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $386

Break-even live

Break-even rent $2,011

Max offer price $229,900

Occupancy floor 80%

Sensitivity live

Price	-10% $545	-5% $466	+0% $386	+5% $307	+10% $227
Rent	-10% $189	-5% $287	+0% $386	+5% $485	+10% $584
Rate	-1.0pp $502	-0.5pp $445	base $386	+0.5pp $327	+1.0pp $266

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16-1840 34th Ave Keaau, HI	3.0	2.0	1350	$2,500	$1.85	18d	1	1.40mi

Listing history 17 events

1. 2026-06-21
   days on market $229,900 Active 79 DOM
2. 2026-06-18
   days on market $229,900 Active 76 DOM
3. 2026-06-17
   days on market $229,900 Active 75 DOM
4. 2026-06-16
   days on market $229,900 Active 74 DOM
5. 2026-06-15
   days on market $229,900 Active 73 DOM
6. 2026-06-13
   days on market $229,900 Active 71 DOM
7. 2026-06-13
   pricedays on market $229,900 Active 70 DOM
8. 2026-06-10
   days on market $249,900 Active 68 DOM
9. 2026-06-09
   days on market $249,900 Active 67 DOM
10. 2026-06-08
    days on market $249,900 Active 66 DOM
11. 2026-06-07
    days on market $249,900 Active 65 DOM
12. 2026-06-05
    days on market $249,900 Active 62 DOM
13. 2026-06-03
    days on market $249,900 Active 61 DOM
14. 2026-06-02
    days on market $249,900 Active 60 DOM
15. 2026-06-01
    days on market $249,900 Active 59 DOM
16. 2026-05-31
    days on market $249,900 Active 58 DOM
17. 2026-04-03
    listed $249,900 Active 1100-char remark

    Show marketing remark (1100 chars)

    Investor Opportunity and Massive potential await the right buyer. Welcome to this 3-bedroom home in Tiki Gardens—Priced very well, this is your entry point into Hawaii Island homeownership, and it gives lots of room to build equity and create your ideal space. This fixer-upper definitely requires some work, vision, and TLC, but some of the work has already been done, such as a new roof currently being installed by the seller – that's a big-ticket item already handled for you. Livable as-is while you complete your upgrades Room for expansion, landscaping, or outdoor living enhancements Located in the growing Tiki Gardens community with convenient access to Hilo, Pāhoa, and local amenities This property is ideal for buyers who see beyond the current condition and recognize the upside. Whether you’re looking to renovate, rent, or create a personalized island home, this one checks the boxes. The last 8 pictures are the current state and the AI-generated potential improvement. Don’t miss your chance to secure a property with built-in value & equity potential.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $30,000
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$6,688
• Taxable income: $1,036
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $4,386/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This fixer-upper requires moderate renovations, including structural repairs and aesthetic updates, to improve its condition and value.

Repairs flagged

• Major Exposed subflooring — Structural damage
• Major Debris — Safety hazard
• Major Overgrown vegetation — Aesthetic and safety hazard

Value-add opportunities

• Resale Paint interior walls — Enhances curb appeal and interior aesthetics
• Resale Replace carpet — Improves comfort and appearance
• Resale Replace basic fixtures — Modernizes the space and enhances functionality
• Both Landscaping — Enhances curb appeal and outdoor living space

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subflooring · Structural damage	Major	$15,000–50,000
Debris · Safety hazard	Major	$15,000–50,000
Overgrown vegetation · Aesthetic and safety hazard	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Resale Replace carpet — Improves comfort and appearance ↑
• Resale Replace basic fixtures — Modernizes the space and enhances functionality ↑
• Both Landscaping — Enhances curb appeal and outdoor living space ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Tiki Gardens

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

Census & demographics

• Census place: Tiki Gardens, HI
• Population (ZIP): 4,144

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 0.85)
• Race & ethnicity: Two or more races 45% Hispanic / Latino 24% Asian 22% White 20% Pacific Islander 6%
• Hispanic origin (detail): Mexican 7% Puerto Rican 13%
• Common ancestry: Iranian 11% Russian 9% Italian 7%
• Foreign-born: 14% · China
• Languages at home: 73% English-only · Other Asian/Pacific 11% German/W. Germanic 6% Tagalog/Filipino 3%

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: ▲ 3.09%
• Current HPI: 154.499
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-03 Listed $249,900 HI Information Service