75-6016 Alii Dr #118 · Kailua, HI 96740

$80,000

1 bd · 1.0 ba · 615 sqft · Condo public records · 100 Days on market

Built 1973 $740/mo HOA

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a leasehold property. Beautifully maintained 1 bedroom, 1 bath condo in Kailua-Kona's most sought after ocean front community. Meticulously cared for interior and recently remodeled kitchen and bath with new appliances. Open floorplan connects the living area to the kitchen and lanai area which overlooks the pool. Ample storage throughout the unit and the parking space is conveniently located a short distance from the unit. Fully furnished and move in ready. Zoned for STVR but the unit has never been a short term rental. A short distance to downtown Kailua-Kona where you can enjoy shops, restaurants, farmers market and beaches. Alii Villas is located on Alii Drive and it offers a well maintained tropical setting with heated pool, BBQ area, large sunset /ocean view viewing deck at the end of the complex and has direct access to the shoreline. Maintenance fees include, water, basic cable, sewer, garbage collection, internet and exterior/common area maintenance. Pet friendly ( one small dog or cat allowed with board approval) This leasehold property expires in 2029 but the fee is available for purchase as of June 2025for $404,000 with a $4000 monthly increase in price thereafter.

Key facts

• Overlooks the pool
• Remodeled kitchen
• Open floorplan

Tags

• REMODELED KITCHEN
• REMODELED BATH
• OPEN FLOORPLAN
• OVERLOOKS THE POOL
• AMPLE STORAGE
• MOVE IN READY

🏢 Co-op / cooperative unit. The $80,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 1.6% in Kailua — 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 83/100 on livability (#2 in HI, #906 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living 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: Rents rising (+2.5%/yr); 407 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.61% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.12%
• DSCR: 1.85
• GRM: 3.2

CMA / ARV

• ARV (median comp): $362,226
• List price: $80,000
• Delta: -77.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.41×
• Total profit: $9,274
• Equity at exit: $11,928

10-year hold

• IRR: 19.2%
• Equity multiple: 2.58×
• Total profit: $35,330
• Equity at exit: $6,917

Cash invested: $22,400 (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 96740

• Rents YoY: 2.5%
• Active inventory: 407
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$740
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $357

Break-even live

Break-even rent $1,637

Max offer price $80,000

Occupancy floor 78%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75-6016 Alii Dr #310 Kailua Kona, HI	1.0	1.0	615	$1,800	$2.93	43d	1	0.03mi
76-6194 Mania Ln Unit A Kailua-Kona, HI	2.0	1.0	750	$2,600	$3.47	21d	1	0.78mi
75-5776 Kuakini Hwy #203 Kailua-Kona, HI	1.0	1.0	372	$2,100	$5.65	21d	1	1.15mi
75-228 Aloha Kona Dr Unit Hale Kailua-Kona, HI	—	1.0	607	$2,350	$3.87	3d	1	1.21mi
75-5730 Alahou St Unit 15 Kailua-Kona, HI	1.0	1.0	433	$1,975	$4.56	23d	1	1.40mi
75-5730 Alahou St Unit 01 Kailua-Kona, HI	1.0	1.0	433	$1,975	$4.56	43d	1	1.40mi
75-5730 Alahou St Unit 03 Kailua-Kona, HI	1.0	1.0	433	$2,000	$4.62	17d	1	1.40mi

HOA detail condo

• Monthly dues: $740 · $8,880/yr
• Likely covers: watersewertrashinternetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-18
   days on market $80,000 Active 100 DOM
2. 2026-06-17
   days on market $80,000 Active 99 DOM
3. 2026-06-16
   days on market $80,000 Active 98 DOM
4. 2026-06-15
   days on market $80,000 Active 97 DOM
5. 2026-06-13
   days on market $80,000 Active 95 DOM
6. 2026-06-13
   pricedays on market $80,000 Active 94 DOM
7. 2026-06-10
   days on market $100,000 Active 92 DOM
8. 2026-06-09
   days on market $100,000 Active 91 DOM
9. 2026-06-08
   days on market $100,000 Active 90 DOM
10. 2026-06-07
    days on market $100,000 Active 89 DOM
11. 2026-06-05
    days on market $100,000 Active 86 DOM
12. 2026-06-03
    days on market $100,000 Active 85 DOM
13. 2026-06-02
    days on market $100,000 Active 84 DOM
14. 2026-06-01
    days on market $100,000 Active 83 DOM
15. 2026-05-31
    days on market $100,000 Active 82 DOM
16. 2026-03-04
    listed $100,000 Active 1203-char remark

    Show marketing remark (1203 chars)

    This is a leasehold property. Beautifully maintained 1 bedroom, 1 bath condo in Kailua-Kona's most sought after ocean front community. Meticulously cared for interior and recently remodeled kitchen and bath with new appliances. Open floorplan connects the living area to the kitchen and lanai area which overlooks the pool. Ample storage throughout the unit and the parking space is conveniently located a short distance from the unit. Fully furnished and move in ready. Zoned for STVR but the unit has never been a short term rental. A short distance to downtown Kailua-Kona where you can enjoy shops, restaurants, farmers market and beaches. Alii Villas is located on Alii Drive and it offers a well maintained tropical setting with heated pool, BBQ area, large sunset /ocean view viewing deck at the end of the complex and has direct access to the shoreline. Maintenance fees include, water, basic cable, sewer, garbage collection, internet and exterior/common area maintenance. Pet friendly ( one small dog or cat allowed with board approval) This leasehold property expires in 2029 but the fee is available for purchase as of June 2025for $404,000 with a $4000 monthly increase in price thereafter.

17. 2020-03-13
    soldstatus $125,000 Sold 491-char remark

    Show marketing remark (491 chars)

    This is a jewel of a unit, turnkey furnished, ground floor, popular vacation rental. with easy access from parking space, to pool and community center, a few more steps to enjoy oceanside whale watching, and blissful sunsets!! Alii Villas complex is well maintained, concrete buildings, lovely garden landscaping, large BBQ areas, book nook, large lanai with garden view expands the living space. GREAT opportunity for investment property and personal residence with a resort ambience!

18. 2020-02-03
    historical Contingent 491-char remark

    Show marketing remark (491 chars)

    This is a jewel of a unit, turnkey furnished, ground floor, popular vacation rental. with easy access from parking space, to pool and community center, a few more steps to enjoy oceanside whale watching, and blissful sunsets!! Alii Villas complex is well maintained, concrete buildings, lovely garden landscaping, large BBQ areas, book nook, large lanai with garden view expands the living space. GREAT opportunity for investment property and personal residence with a resort ambience!

19. 2020-01-26
    status Active 491-char remark

    Show marketing remark (491 chars)

    This is a jewel of a unit, turnkey furnished, ground floor, popular vacation rental. with easy access from parking space, to pool and community center, a few more steps to enjoy oceanside whale watching, and blissful sunsets!! Alii Villas complex is well maintained, concrete buildings, lovely garden landscaping, large BBQ areas, book nook, large lanai with garden view expands the living space. GREAT opportunity for investment property and personal residence with a resort ambience!

20. 2020-01-24
    historical 491-char remark

    Show marketing remark (491 chars)

    This is a jewel of a unit, turnkey furnished, ground floor, popular vacation rental. with easy access from parking space, to pool and community center, a few more steps to enjoy oceanside whale watching, and blissful sunsets!! Alii Villas complex is well maintained, concrete buildings, lovely garden landscaping, large BBQ areas, book nook, large lanai with garden view expands the living space. GREAT opportunity for investment property and personal residence with a resort ambience!

21. 2019-11-05
    price $149,000 491-char remark

    Show marketing remark (491 chars)

    This is a jewel of a unit, turnkey furnished, ground floor, popular vacation rental. with easy access from parking space, to pool and community center, a few more steps to enjoy oceanside whale watching, and blissful sunsets!! Alii Villas complex is well maintained, concrete buildings, lovely garden landscaping, large BBQ areas, book nook, large lanai with garden view expands the living space. GREAT opportunity for investment property and personal residence with a resort ambience!

22. 2019-06-28
    price $180,000 491-char remark

    Show marketing remark (491 chars)

    This is a jewel of a unit, turnkey furnished, ground floor, popular vacation rental. with easy access from parking space, to pool and community center, a few more steps to enjoy oceanside whale watching, and blissful sunsets!! Alii Villas complex is well maintained, concrete buildings, lovely garden landscaping, large BBQ areas, book nook, large lanai with garden view expands the living space. GREAT opportunity for investment property and personal residence with a resort ambience!

23. 2019-05-23
    status Active 491-char remark

    Show marketing remark (491 chars)

    This is a jewel of a unit, turnkey furnished, ground floor, popular vacation rental. with easy access from parking space, to pool and community center, a few more steps to enjoy oceanside whale watching, and blissful sunsets!! Alii Villas complex is well maintained, concrete buildings, lovely garden landscaping, large BBQ areas, book nook, large lanai with garden view expands the living space. GREAT opportunity for investment property and personal residence with a resort ambience!

24. 2019-05-14
    historical Contingent 491-char remark

    Show marketing remark (491 chars)

    This is a jewel of a unit, turnkey furnished, ground floor, popular vacation rental. with easy access from parking space, to pool and community center, a few more steps to enjoy oceanside whale watching, and blissful sunsets!! Alii Villas complex is well maintained, concrete buildings, lovely garden landscaping, large BBQ areas, book nook, large lanai with garden view expands the living space. GREAT opportunity for investment property and personal residence with a resort ambience!

25. 2019-01-24
    listed $195,000 Active 491-char remark

    Show marketing remark (491 chars)

    This is a jewel of a unit, turnkey furnished, ground floor, popular vacation rental. with easy access from parking space, to pool and community center, a few more steps to enjoy oceanside whale watching, and blissful sunsets!! Alii Villas complex is well maintained, concrete buildings, lovely garden landscaping, large BBQ areas, book nook, large lanai with garden view expands the living space. GREAT opportunity for investment property and personal residence with a resort ambience!

26. 2018-07-27
    soldstatus $102,000 Sold
27. 2018-06-12
    historical Contingent
28. 2018-06-01
    listed $109,900 Active
29. 2018-04-23
    historical
30. 2018-04-01
    historical Contingent
31. 2018-03-17
    listed $103,900 Active
32. 2008-06-01
    listed $129,000
33. 2003-10-01
    soldstatus $123,000
34. 2003-10-01
    soldstatus $123,000
35. 2003-06-11
    listed $123,000
36. 2001-04-11
    soldstatus $844,393
37. 2001-01-19
    soldstatus $74,000
38. 1986-12-01
    soldstatus $65,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $25,060
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − HOA: −$8,880
• − Depreciation: −$2,327
• Taxable income: $3,762
• Est. tax owed @ 24.0%: −$903
• After-tax cash flow: $3,380/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 — Kailua

• Score: 83/100
• State rank: #2
• US rank: #906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kailua, HI
• County: Hawaii County · 119,311 people
• City population: 50,670
• Metro: Hilo, HI
• Population (ZIP): 39,338
• Household income: $95,542
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 766.0

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 0.78)
• Race & ethnicity: White 44% Two or more races 22% Asian 17% Pacific Islander 14% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Russian 2% Scotch-Irish 2% Portuguese 2%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 78% English-only · Other Asian/Pacific 13% Spanish 2% Tagalog/Filipino 2%

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: ▼ -236.29%
• Current HPI: 183.8367
• Rent YoY: ▲ 2.53%
• Metro: Hilo, HI
• State GDP YoY: —
• F500 in state: 0

Price history

+53.8% since first listed

23 events — show timeline

• 2026-03-04 Listed $100,000 HI Information Service
• 2020-03-13 Sold (MLS) $125,000 HI Information Service
• 2020-02-03 Contingent — HI Information Service
• 2020-01-26 Relisted — HI Information Service
• 2020-01-24 Listing Removed — HI Information Service
• 2019-11-05 Price Changed $149,000 HI Information Service
• 2019-06-28 Price Changed $180,000 HI Information Service
• 2019-05-23 Relisted — HI Information Service
• 2019-05-14 Contingent — HI Information Service
• 2019-01-24 Listed $195,000 HI Information Service
• 2018-07-27 Sold (MLS) $102,000 HI Information Service
• 2018-06-12 Contingent — HI Information Service
• 2018-06-01 Listed $109,900 HI Information Service
• 2018-04-23 Listing Removed — HI Information Service
• 2018-04-01 Contingent — HI Information Service
• 2018-03-17 Listed $103,900 HI Information Service
• 2008-06-01 Listed $129,000 HI Information Service
• 2003-10-01 Sold (MLS) $123,000 HI Information Service
• 2003-10-01 Sold (Public Records) $123,000 Public Records
• 2003-06-11 Listed $123,000 HI Information Service
• 2001-04-11 Sold (Public Records) $844,393 Public Records
• 2001-01-19 Sold (Public Records) $74,000 Public Records
• 1986-12-01 Sold (Public Records) $65,000 Public Records

Property tax history

+20.1%/yr

Latest (2025): $5,249 · +0.0% YoY. Source: county tax records.