818 S King St #707 · Urban Honolulu, HI 96813

$340,000

1 bd · 1.0 ba · 632 sqft · Condo public records · 175 Days on market

Built 1969 $538/sqft · 32% below area Est $496k · 32% under $669/mo HOA · 20% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• 1% rule +4.9/10.0
• Appreciation +4.6/10.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The King Manor 707, conveniently located in the heart of Honolulu, offers a one-bedroom, one-bathroom, and one-parking unit. This unit has undergone a complete upgrade, featuring new appliances (including washer/dryer), kitchen counters, and cabinets. The bathroom boasts a stylish vanity, a tub/shower combination with sliding doors, and is equipped with modern fixtures. The lanai provides an outdoor living space, perfect for entertaining. Near various Blaisdell centers, Honolulu Museum of Art, bus lines, parks, Straub Medical Center and it’s not far from the beach and shopping. Please schedule a preview with 24 hours notice.

Key facts

• Complete upgrade
• Bus lines
• New appliances

Tags

• COMPLETE UPGRADE
• NEW APPLIANCES
• OUTDOOR LIVING SPACE
• NEAR VARIOUS BLAISDELL CENTERS
• HONOLULU MUSEUM OF ART
• BUS LINES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $340k.

Deal economics

• At list price, monthly cash flow is $-30 ($-364/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (0.7% below list).
• Recommended offer: $299k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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 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: Rents flat; 198 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,638 units permitted in Honolulu County in 2024 (793 in 5+ unit buildings).
• This rent runs 44% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $2k of loan paydown is wiped out by about $2k 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 175 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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.

Recommended offer $299,200 (12.0% 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 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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. 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.
9. 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.
10. 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: 0.99% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 8.4

CMA / ARV

• ARV (median comp): $496,473
• List price: $340,000
• Delta: -31.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.73% appreciation · 0.63% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.67×
• Total profit: $-30,949
• Equity at exit: $86,523

10-year hold

• IRR: -3.2%
• Equity multiple: 0.72×
• Total profit: $-27,081
• Equity at exit: $94,707

Cash invested: $95,200 (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 96813

• Home prices YoY: -0.3%
• Rents YoY: 0.6%
• Active inventory: 198
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,377 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$142
• HOA: −$669
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $-30

Break-even live

Break-even rent $3,416

Max offer price $334,645

Occupancy floor 96%

Sensitivity live

Price	-10% $162	-5% $66	+0% $-30	+5% $-127	+10% $-223
Rent	-10% $-297	-5% $-164	+0% $-30	+5% $103	+10% $236
Rate	-1.0pp $141	-0.5pp $56	base $-30	+0.5pp $-118	+1.0pp $-208

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 S King St Honolulu, HI	1.0	1.0	671	$2,895	$4.31	17d	1	0.06mi
888 Kapiolani Blvd Honolulu, HI	1.0–3.0	1.0–3.0	1162	$3,500	$3.01	4d	4	0.23mi
909 Kapiolani Blvd Honolulu, HI	1.0–2.0	1.0–2.0	790	$2,700	$3.42	4d	2	0.34mi
600 Queen St Honolulu, HI	1.0–2.0	1.0–2.0	847	$2,700	$3.19	4d	1	0.35mi
1009 Kapiolani Blvd Honolulu, HI	2.0	2.0	745	$3,400	$4.56	24d	2	0.44mi
1009 Kapiolani Blvd Honolulu, HI	2.0	2.0	730	$3,198	$4.38	2d	2	0.44mi
988 Halekauwila St Honolulu, HI	1.0	1.0	511	$2,700	$5.28	4d	1	0.46mi
988 Halekauwila St #906 Honolulu, HI	2.0	2.0	744	$3,500	$4.70	12d	1	0.46mi
1401 Lusitana St #504 Honolulu, HI	1.0	1.0	527	$2,700	$5.12	24d	1	0.46mi
988 Halekauwila St Honolulu, HI	2.0	2.0	738	$3,600	$4.88	16d	1	0.46mi
988 Halekauwila St Unit Ke Kilohana Honolulu, HI	2.0	2.0	739	$3,700	$5.01	11d	1	0.47mi
987 Queen St Honolulu, HI	1.0	1.0	606	$3,975	$6.56	44d	2	0.48mi
987 Queen St Honolulu, HI	1.0	1.0	453	$3,800	$8.39	11d	9	0.48mi
987 Queen St Honolulu, HI	2.0	1.0–2.0	554	$4,000	$7.22	16d	8	0.48mi
987 Queen St Honolulu, HI	2.0	1.0–2.0	554	$3,925	$7.08	17d	9	0.48mi
333 Ward Ave #2609 Honolulu, HI	1.0	1.0	565	$3,700	$6.55	3d	1	0.51mi
333 Ward Ave Honolulu, HI	—	1.0	465	$3,600	$7.74	24d	1	0.51mi
333 Ward Ave #3409 Honolulu, HI	1.0	1.0	565	$3,600	$6.37	2d	1	0.51mi
333 Ward Ave #3707 Honolulu, HI	1.0	1.0	728	$4,200	$5.77	3d	1	0.51mi
333 Ward Ave #2209 Honolulu, HI	1.0	1.0	563	$4,200	$7.46	16d	1	0.51mi
333 Ward Ave #3309 Honolulu, HI	1.0	1.0	565	$3,850	$6.81	3d	1	0.51mi
333 Ward Ave #2309 Honolulu, HI	1.0	1.0	563	$3,900	$6.93	12d	1	0.51mi
333 Ward Ave #3707 Honolulu, HI	1.0	1.0	728	$4,200	$5.77	2d	1	0.51mi
333 Ward Ave #1709 Honolulu, HI	1.0	1.0	565	$4,000	$7.08	11d	1	0.51mi
333 Ward Ave #1706 Honolulu, HI	1.0	1.0	749	$5,000	$6.68	4d	1	0.51mi
333 Ward Ave #1306 Honolulu, HI	1.0	1.0	749	$4,600	$6.14	4d	1	0.51mi
333 Ward Ave #2315 Honolulu, HI	1.0	1.0	726	$4,200	$5.79	4d	1	0.51mi
333 Ward Ave #2909 Honolulu, HI	1.0	1.0	565	$3,900	$6.90	4d	1	0.51mi
333 Ward Ave #1906 Honolulu, HI	1.0	1.0	750	$5,000	$6.67	16d	1	0.51mi
333 Ward Ave #530 Honolulu, HI	—	1.0	389	$3,000	$7.71	3d	1	0.51mi
333 Ward Ave #1715 Honolulu, HI	1.0	1.0	740	$4,100	$5.54	14d	1	0.51mi
333 Ward Ave #907 Honolulu, HI	1.0	1.0	726	$4,000	$5.51	15d	1	0.51mi
333 Ward Ave Honolulu, HI	1.0	1.0	728	$4,800	$6.59	4d	1	0.51mi
333 Ward Ave #3609 Honolulu, HI	1.0	1.0	565	$4,000	$7.08	2d	1	0.51mi
555 South St Honolulu, HI	1.0–2.0	1.0–2.0	718	$2,750	$3.83	17d	2	0.52mi
1000 Auahi St Honolulu, HI	1.0	1.0	561	$3,800	$6.77	17d	1	0.56mi
1000 Auahi St Honolulu, HI	1.0–2.0	1.0–2.0	775	$4,000	$5.16	15d	2	0.59mi
1000 Auahi St Honolulu, HI	2.0	1.0–2.0	629	$4,425	$7.03	24d	2	0.59mi
1000 Auahi St Honolulu, HI	1.0–3.0	1.0–3.0	1019	$3,800	$3.73	44d	4	0.59mi
1133 Waimanu St #405 Honolulu, HI	1.0	1.0	550	$2,700	$4.91	4d	1	0.59mi

HOA detail condo

• Monthly dues: $669 · $8,028/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-03
   status $340,000 Pending 175 DOM
2. 2026-06-02
   days on market $340,000 Active Under Contract 175 DOM
3. 2026-06-01
   days on market $340,000 Active Under Contract 174 DOM
4. 2026-05-31
   days on market $340,000 Active Under Contract 173 DOM
5. 2026-03-18
   price $340,000 638-char remark

   Show marketing remark (638 chars)

   The King Manor 707, conveniently located in the heart of Honolulu, offers a one-bedroom, one-bathroom, and one-parking unit. This unit has undergone a complete upgrade, featuring new appliances (including washer/dryer), kitchen counters, and cabinets. The bathroom boasts a stylish vanity, a tub/shower combination with sliding doors, and is equipped with modern fixtures. The lanai provides an outdoor living space, perfect for entertaining. Near various Blaisdell centers, Honolulu Museum of Art, bus lines, parks, Straub Medical Center and it’s not far from the beach and shopping. Please schedule a preview with 24 hours notice.

6. 2026-03-12
   status Active 638-char remark

   Show marketing remark (638 chars)

   The King Manor 707, conveniently located in the heart of Honolulu, offers a one-bedroom, one-bathroom, and one-parking unit. This unit has undergone a complete upgrade, featuring new appliances (including washer/dryer), kitchen counters, and cabinets. The bathroom boasts a stylish vanity, a tub/shower combination with sliding doors, and is equipped with modern fixtures. The lanai provides an outdoor living space, perfect for entertaining. Near various Blaisdell centers, Honolulu Museum of Art, bus lines, parks, Straub Medical Center and it’s not far from the beach and shopping. Please schedule a preview with 24 hours notice.

7. 2026-03-09
   historical Active Under Contract 638-char remark

   Show marketing remark (638 chars)

   The King Manor 707, conveniently located in the heart of Honolulu, offers a one-bedroom, one-bathroom, and one-parking unit. This unit has undergone a complete upgrade, featuring new appliances (including washer/dryer), kitchen counters, and cabinets. The bathroom boasts a stylish vanity, a tub/shower combination with sliding doors, and is equipped with modern fixtures. The lanai provides an outdoor living space, perfect for entertaining. Near various Blaisdell centers, Honolulu Museum of Art, bus lines, parks, Straub Medical Center and it’s not far from the beach and shopping. Please schedule a preview with 24 hours notice.

8. 2026-02-25
   price $349,500 638-char remark

   Show marketing remark (638 chars)

   The King Manor 707, conveniently located in the heart of Honolulu, offers a one-bedroom, one-bathroom, and one-parking unit. This unit has undergone a complete upgrade, featuring new appliances (including washer/dryer), kitchen counters, and cabinets. The bathroom boasts a stylish vanity, a tub/shower combination with sliding doors, and is equipped with modern fixtures. The lanai provides an outdoor living space, perfect for entertaining. Near various Blaisdell centers, Honolulu Museum of Art, bus lines, parks, Straub Medical Center and it’s not far from the beach and shopping. Please schedule a preview with 24 hours notice.

9. 2025-12-09
   listed $350,000 Active 638-char remark

   Show marketing remark (638 chars)

   The King Manor 707, conveniently located in the heart of Honolulu, offers a one-bedroom, one-bathroom, and one-parking unit. This unit has undergone a complete upgrade, featuring new appliances (including washer/dryer), kitchen counters, and cabinets. The bathroom boasts a stylish vanity, a tub/shower combination with sliding doors, and is equipped with modern fixtures. The lanai provides an outdoor living space, perfect for entertaining. Near various Blaisdell centers, Honolulu Museum of Art, bus lines, parks, Straub Medical Center and it’s not far from the beach and shopping. Please schedule a preview with 24 hours notice.

10. 2024-02-22
    soldstatus $310,000 Sold 383-char remark

    Show marketing remark (383 chars)

    Location says it all!!! Welcome to the exquisite residence at King Manor. This rarely available 1-bedroom apartmentwith a washer and dryer in the unit is situated just moments away from Straub Hospital, The Honolulu PoliceDepartment, Neal Blaisdell Center, Bus lines and so much more. This is a secured building with amenities that include a swimming pool, recreation deck and sauna.

11. 2023-12-11
    historical Active Under Contract 383-char remark

    Show marketing remark (383 chars)

    Location says it all!!! Welcome to the exquisite residence at King Manor. This rarely available 1-bedroom apartmentwith a washer and dryer in the unit is situated just moments away from Straub Hospital, The Honolulu PoliceDepartment, Neal Blaisdell Center, Bus lines and so much more. This is a secured building with amenities that include a swimming pool, recreation deck and sauna.

12. 2023-12-07
    listed $330,000 Active 383-char remark

    Show marketing remark (383 chars)

    Location says it all!!! Welcome to the exquisite residence at King Manor. This rarely available 1-bedroom apartmentwith a washer and dryer in the unit is situated just moments away from Straub Hospital, The Honolulu PoliceDepartment, Neal Blaisdell Center, Bus lines and so much more. This is a secured building with amenities that include a swimming pool, recreation deck and sauna.

13. 2023-11-22
    historical
14. 2023-11-20
    price $330,000
15. 2023-11-01
    price $340,000
16. 2023-10-30
    status Active
17. 2023-10-10
    price $360,000
18. 2023-10-02
    status Active
19. 2023-09-25
    status Pending
20. 2023-09-22
    listed $375,000 Active
21. 2014-05-21
    soldstatus $290,000
22. 2014-05-21
    soldstatus $290,000
23. 2013-12-13
    listed $290,000
24. 1980-04-01
    soldstatus $79,000

ⓘ 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: $1,256 · $105/mo
• Projected year-2 tax: $1,256 · $105/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: $40,527
• − Mortgage interest: −$19,045
• − Property taxes: −$1,256
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,242
• − Management: −$3,242
• − HOA: −$8,028
• − Depreciation: −$9,891
• Taxable loss: −$5,878
• Est. tax savings @ 24.0%: +$1,411
• After-tax cash flow: $1,047/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 — 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): 26,766
• Household income: $91,690
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1338.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Asian 48% Two or more races 21% White 15% Pacific Islander 9% Hispanic / Latino 7% Black 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Russian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 23% · South Korea, China, Vietnam
• Languages at home: 72% English-only · Other Asian/Pacific 10% Chinese 7% Korean 5%

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: ▼ -0.73%
• Current HPI: 231.8414
• Rent YoY: ▲ 0.63%
• Metro: Urban Honolulu, HI
• State GDP YoY: —
• F500 in state: 0

Price history

+330.4% since first listed

20 events — show timeline

• 2026-03-18 Price Changed $340,000 HiCentral MLS
• 2026-03-12 Relisted — HiCentral MLS
• 2026-03-09 Contingent — HiCentral MLS
• 2026-02-25 Price Changed $349,500 HiCentral MLS
• 2025-12-09 Listed $350,000 HiCentral MLS
• 2024-02-22 Sold (MLS) $310,000 HiCentral MLS
• 2023-12-11 Contingent — HiCentral MLS
• 2023-12-07 Listed $330,000 HiCentral MLS
• 2023-11-22 Listing Removed — HiCentral MLS
• 2023-11-20 Price Changed $330,000 HiCentral MLS
• 2023-11-01 Price Changed $340,000 HiCentral MLS
• 2023-10-30 Relisted — HiCentral MLS
• 2023-10-10 Price Changed $360,000 HiCentral MLS
• 2023-10-02 Relisted — HiCentral MLS
• 2023-09-25 Pending — HiCentral MLS
• 2023-09-22 Listed $375,000 HiCentral MLS
• 2014-05-21 Sold (Public Records) $290,000 Public Records
• 2014-05-21 Sold (MLS) $290,000 HiCentral MLS
• 2013-12-13 Listed $290,000 HiCentral MLS
• 1980-04-01 Sold (Public Records) $79,000 Public Records

Property tax history

+2.8%/yr

Latest (2022): $1,256 · +1.7% YoY. Source: county tax records.