94-6342 Makai St · Discovery Harbour, HI 96772

$137,000

1 bd · 1.0 ba · 486 sqft · Other public records · 426 Days on market

Built 2017 0.27 ac lot $282/sqft · 23% above area Est $127k · 8% over

---

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).

• Cash flow +22.1/30.0
• DSCR +7.1/10.0
• 1% rule +5.0/10.0
• Appreciation +3.9/10.0
• ARV discount +3.8/15.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable island living with room to make it your own. This 1-bedroom, 1-bath home, originally built in 2017, already features major improvements, including insulation, LVP flooring, wood-slatted ceilings, loft stairs, finished drywall, and installed window sills. The kitchen, bathroom, and final plumbing remain, offering the perfect opportunity for the next owner to add their own finishing touches. With cathedral ceilings, an open layout, double French doors, and a loft bedroom with peek-a-boo ocean horizon views, the home feels bright, spacious, and thoughtfully designed. Located in lava zone 6, just minutes from world-famous beaches, hiking trails, and a renowned marine sanctuary, this property offers an affordable path to owning in Hawaiʻi.

Key facts

• Updated home
• Framing completed
• Lava zone 6

Tags

• UPDATED HOME
• LAVA ZONE 6
• ADDED INSULATION
• WOOD SLATTED CEILINGS
• LVP FLOORING INSTALLATION
• FRAMING COMPLETED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $137k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $137k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#118 in HI) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A+; Watch: health & safety C-, schools D, amenities 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: 85 active listings in the ZIP; 982 units permitted in Hawaii County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $947 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 426 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 7y ago; this cycle's ask has dropped $18k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $137k implies a 71% gain — meaningful room to come down on a strong offer.

Recommended offer $120,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 426 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.00% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.89%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (median comp): $126,599
• List price: $137,000
• Delta: 8.22%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,213
• Equity at exit: $25,739

10-year hold

• IRR: 6.1%
• Equity multiple: 1.51×
• Total profit: $19,565
• Equity at exit: $21,174

Cash invested: $38,360 (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 96772

• Home prices YoY: -1.2%
• Active inventory: 85
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$718
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $220

Break-even live

Break-even rent $1,098

Max offer price $137,000

Occupancy floor 79%

Sensitivity live

Price	-10% $298	-5% $259	+0% $220	+5% $181	+10% $143
Rent	-10% $111	-5% $166	+0% $220	+5% $275	+10% $329
Rate	-1.0pp $289	-0.5pp $255	base $220	+0.5pp $185	+1.0pp $149

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $137,000 Active 426 DOM
2. 2026-06-17
   days on market $137,000 Active 425 DOM
3. 2026-06-15
   days on market $137,000 Active 423 DOM
4. 2026-06-13
   days on market $137,000 Active 421 DOM
5. 2026-06-13
   pricedays on market $137,000 Active 420 DOM
6. 2026-06-10
   days on market $142,000 Active 418 DOM
7. 2026-06-09
   days on market $142,000 Active 417 DOM
8. 2026-06-08
   days on market $142,000 Active 416 DOM
9. 2026-06-07
   days on market $142,000 Active 415 DOM
10. 2026-06-05
    days on market $142,000 Active 412 DOM
11. 2026-06-03
    days on market $142,000 Active 411 DOM
12. 2026-06-02
    days on market $142,000 Active 410 DOM
13. 2026-06-01
    days on market $142,000 Active 409 DOM
14. 2026-05-31
    days on market $142,000 Active 408 DOM
15. 2026-04-07
    status Active 755-char remark

    Show marketing remark (755 chars)

    Affordable island living with room to make it your own. This 1-bedroom, 1-bath home, originally built in 2017, already features major improvements, including insulation, LVP flooring, wood-slatted ceilings, loft stairs, finished drywall, and installed window sills. The kitchen, bathroom, and final plumbing remain, offering the perfect opportunity for the next owner to add their own finishing touches. With cathedral ceilings, an open layout, double French doors, and a loft bedroom with peek-a-boo ocean horizon views, the home feels bright, spacious, and thoughtfully designed. Located in lava zone 6, just minutes from world-famous beaches, hiking trails, and a renowned marine sanctuary, this property offers an affordable path to owning in Hawaiʻi.

16. 2026-04-07
    price $142,000 755-char remark

    Show marketing remark (755 chars)

    Affordable island living with room to make it your own. This 1-bedroom, 1-bath home, originally built in 2017, already features major improvements, including insulation, LVP flooring, wood-slatted ceilings, loft stairs, finished drywall, and installed window sills. The kitchen, bathroom, and final plumbing remain, offering the perfect opportunity for the next owner to add their own finishing touches. With cathedral ceilings, an open layout, double French doors, and a loft bedroom with peek-a-boo ocean horizon views, the home feels bright, spacious, and thoughtfully designed. Located in lava zone 6, just minutes from world-famous beaches, hiking trails, and a renowned marine sanctuary, this property offers an affordable path to owning in Hawaiʻi.

17. 2026-04-02
    historical 755-char remark

    Show marketing remark (755 chars)

    Affordable island living with room to make it your own. This 1-bedroom, 1-bath home, originally built in 2017, already features major improvements, including insulation, LVP flooring, wood-slatted ceilings, loft stairs, finished drywall, and installed window sills. The kitchen, bathroom, and final plumbing remain, offering the perfect opportunity for the next owner to add their own finishing touches. With cathedral ceilings, an open layout, double French doors, and a loft bedroom with peek-a-boo ocean horizon views, the home feels bright, spacious, and thoughtfully designed. Located in lava zone 6, just minutes from world-famous beaches, hiking trails, and a renowned marine sanctuary, this property offers an affordable path to owning in Hawaiʻi.

18. 2026-03-31
    historical
19. 2026-02-17
    price $149,000 755-char remark

    Show marketing remark (755 chars)

    Affordable island living with room to make it your own. This 1-bedroom, 1-bath home, originally built in 2017, already features major improvements, including insulation, LVP flooring, wood-slatted ceilings, loft stairs, finished drywall, and installed window sills. The kitchen, bathroom, and final plumbing remain, offering the perfect opportunity for the next owner to add their own finishing touches. With cathedral ceilings, an open layout, double French doors, and a loft bedroom with peek-a-boo ocean horizon views, the home feels bright, spacious, and thoughtfully designed. Located in lava zone 6, just minutes from world-famous beaches, hiking trails, and a renowned marine sanctuary, this property offers an affordable path to owning in Hawaiʻi.

20. 2025-10-31
    status Active 755-char remark

    Show marketing remark (755 chars)

    Affordable island living with room to make it your own. This 1-bedroom, 1-bath home, originally built in 2017, already features major improvements, including insulation, LVP flooring, wood-slatted ceilings, loft stairs, finished drywall, and installed window sills. The kitchen, bathroom, and final plumbing remain, offering the perfect opportunity for the next owner to add their own finishing touches. With cathedral ceilings, an open layout, double French doors, and a loft bedroom with peek-a-boo ocean horizon views, the home feels bright, spacious, and thoughtfully designed. Located in lava zone 6, just minutes from world-famous beaches, hiking trails, and a renowned marine sanctuary, this property offers an affordable path to owning in Hawaiʻi.

21. 2025-10-21
    historical 755-char remark

    Show marketing remark (755 chars)

    Affordable island living with room to make it your own. This 1-bedroom, 1-bath home, originally built in 2017, already features major improvements, including insulation, LVP flooring, wood-slatted ceilings, loft stairs, finished drywall, and installed window sills. The kitchen, bathroom, and final plumbing remain, offering the perfect opportunity for the next owner to add their own finishing touches. With cathedral ceilings, an open layout, double French doors, and a loft bedroom with peek-a-boo ocean horizon views, the home feels bright, spacious, and thoughtfully designed. Located in lava zone 6, just minutes from world-famous beaches, hiking trails, and a renowned marine sanctuary, this property offers an affordable path to owning in Hawaiʻi.

22. 2025-10-03
    status Active 755-char remark

    Show marketing remark (755 chars)

    Affordable island living with room to make it your own. This 1-bedroom, 1-bath home, originally built in 2017, already features major improvements, including insulation, LVP flooring, wood-slatted ceilings, loft stairs, finished drywall, and installed window sills. The kitchen, bathroom, and final plumbing remain, offering the perfect opportunity for the next owner to add their own finishing touches. With cathedral ceilings, an open layout, double French doors, and a loft bedroom with peek-a-boo ocean horizon views, the home feels bright, spacious, and thoughtfully designed. Located in lava zone 6, just minutes from world-famous beaches, hiking trails, and a renowned marine sanctuary, this property offers an affordable path to owning in Hawaiʻi.

23. 2025-10-02
    listed $155,000 Active
24. 2025-10-01
    historical 755-char remark

    Show marketing remark (755 chars)

    Affordable island living with room to make it your own. This 1-bedroom, 1-bath home, originally built in 2017, already features major improvements, including insulation, LVP flooring, wood-slatted ceilings, loft stairs, finished drywall, and installed window sills. The kitchen, bathroom, and final plumbing remain, offering the perfect opportunity for the next owner to add their own finishing touches. With cathedral ceilings, an open layout, double French doors, and a loft bedroom with peek-a-boo ocean horizon views, the home feels bright, spacious, and thoughtfully designed. Located in lava zone 6, just minutes from world-famous beaches, hiking trails, and a renowned marine sanctuary, this property offers an affordable path to owning in Hawaiʻi.

25. 2025-09-30
    historical
26. 2025-09-25
    status Active 755-char remark

    Show marketing remark (755 chars)

    Affordable island living with room to make it your own. This 1-bedroom, 1-bath home, originally built in 2017, already features major improvements, including insulation, LVP flooring, wood-slatted ceilings, loft stairs, finished drywall, and installed window sills. The kitchen, bathroom, and final plumbing remain, offering the perfect opportunity for the next owner to add their own finishing touches. With cathedral ceilings, an open layout, double French doors, and a loft bedroom with peek-a-boo ocean horizon views, the home feels bright, spacious, and thoughtfully designed. Located in lava zone 6, just minutes from world-famous beaches, hiking trails, and a renowned marine sanctuary, this property offers an affordable path to owning in Hawaiʻi.

27. 2025-09-17
    historical Active Under Contract 755-char remark

    Show marketing remark (755 chars)

    Affordable island living with room to make it your own. This 1-bedroom, 1-bath home, originally built in 2017, already features major improvements, including insulation, LVP flooring, wood-slatted ceilings, loft stairs, finished drywall, and installed window sills. The kitchen, bathroom, and final plumbing remain, offering the perfect opportunity for the next owner to add their own finishing touches. With cathedral ceilings, an open layout, double French doors, and a loft bedroom with peek-a-boo ocean horizon views, the home feels bright, spacious, and thoughtfully designed. Located in lava zone 6, just minutes from world-famous beaches, hiking trails, and a renowned marine sanctuary, this property offers an affordable path to owning in Hawaiʻi.

28. 2025-07-12
    listed $155,000 Active
29. 2025-06-12
    price $155,000 755-char remark

    Show marketing remark (755 chars)

    Affordable island living with room to make it your own. This 1-bedroom, 1-bath home, originally built in 2017, already features major improvements, including insulation, LVP flooring, wood-slatted ceilings, loft stairs, finished drywall, and installed window sills. The kitchen, bathroom, and final plumbing remain, offering the perfect opportunity for the next owner to add their own finishing touches. With cathedral ceilings, an open layout, double French doors, and a loft bedroom with peek-a-boo ocean horizon views, the home feels bright, spacious, and thoughtfully designed. Located in lava zone 6, just minutes from world-famous beaches, hiking trails, and a renowned marine sanctuary, this property offers an affordable path to owning in Hawaiʻi.

30. 2025-05-09
    price $165,000 755-char remark

    Show marketing remark (755 chars)

    Affordable island living with room to make it your own. This 1-bedroom, 1-bath home, originally built in 2017, already features major improvements, including insulation, LVP flooring, wood-slatted ceilings, loft stairs, finished drywall, and installed window sills. The kitchen, bathroom, and final plumbing remain, offering the perfect opportunity for the next owner to add their own finishing touches. With cathedral ceilings, an open layout, double French doors, and a loft bedroom with peek-a-boo ocean horizon views, the home feels bright, spacious, and thoughtfully designed. Located in lava zone 6, just minutes from world-famous beaches, hiking trails, and a renowned marine sanctuary, this property offers an affordable path to owning in Hawaiʻi.

31. 2025-04-02
    listed $175,000 Active 755-char remark

    Show marketing remark (755 chars)

    Affordable island living with room to make it your own. This 1-bedroom, 1-bath home, originally built in 2017, already features major improvements, including insulation, LVP flooring, wood-slatted ceilings, loft stairs, finished drywall, and installed window sills. The kitchen, bathroom, and final plumbing remain, offering the perfect opportunity for the next owner to add their own finishing touches. With cathedral ceilings, an open layout, double French doors, and a loft bedroom with peek-a-boo ocean horizon views, the home feels bright, spacious, and thoughtfully designed. Located in lava zone 6, just minutes from world-famous beaches, hiking trails, and a renowned marine sanctuary, this property offers an affordable path to owning in Hawaiʻi.

32. 2021-04-14
    soldstatus $80,000 Sold
33. 2021-01-27
    listed $85,000 Active
34. 2020-03-31
    historical
35. 2020-01-23
    status Active
36. 2020-01-23
    historical
37. 2019-10-26
    listed $79,500 Active

ⓘ 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: $1,101 · $92/mo
• Projected year-2 tax: $1,101 · $92/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: $16,518
• − Mortgage interest: −$7,674
• − Property taxes: −$1,101
• − Insurance: −$685
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$3,985
• Taxable income: $430
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $2,539/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 — Discovery Harbour

• Score: 57/100
• State rank: #118
• US rank: #22106

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Discovery Harbour, HI
• Population (ZIP): 2,556

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 0.83)
• Race & ethnicity: Two or more races 37% White 35% Hispanic / Latino 17% Asian 14% Pacific Islander 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 8%
• Common ancestry: Russian 5% Portuguese 5% Lithuanian 3%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 69% English-only · Other Asian/Pacific 9% Spanish 6% Tagalog/Filipino 4%

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: ▼ -2.14%
• Current HPI: 169.9537
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+78.6% since first listed

23 events — show timeline

• 2026-04-07 Relisted — HI Information Service
• 2026-04-07 Price Changed $142,000 HI Information Service
• 2026-04-02 Listing Removed — HI Information Service
• 2026-03-31 Listing Removed — HiCentral MLS
• 2026-02-17 Price Changed $149,000 HI Information Service
• 2025-10-31 Relisted — HI Information Service
• 2025-10-21 Listing Removed — HI Information Service
• 2025-10-03 Relisted — HI Information Service
• 2025-10-02 Listed $155,000 HiCentral MLS
• 2025-10-01 Listing Removed — HI Information Service
• 2025-09-30 Listing Removed — HiCentral MLS
• 2025-09-25 Relisted — HI Information Service
• 2025-09-17 Contingent — HI Information Service
• 2025-07-12 Listed $155,000 HiCentral MLS
• 2025-06-12 Price Changed $155,000 HI Information Service
• 2025-05-09 Price Changed $165,000 HI Information Service
• 2025-04-02 Listed $175,000 HI Information Service
• 2021-04-14 Sold (MLS) $80,000 HI Information Service
• 2021-01-27 Listed $85,000 HI Information Service
• 2020-03-31 Listing Removed — HI Information Service
• 2020-01-23 Relisted — HI Information Service
• 2020-01-23 Listing Removed — HI Information Service
• 2019-10-26 Listed $79,500 HI Information Service

Property tax history

+27.6%/yr

Latest (2025): $1,101 · +1.7% YoY. Source: county tax records.