92-8884 Koa Ln · Hawaiian Ocean View, HI 96737

$125,000

1 bd · 1.0 ba · 576 sqft · SingleFamily · 222 Days on market

Built 1995 Fair condition 1.00 ac lot $217/sqft · 22% below area Est $159k · 22% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.4/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0

Listing remarks MLS

Sturdy but in need of TLC, this un-permitted house is a great deal for the right person. Located in the upper subdivision on a forested lot, it has mature landscaping, but has gotten overgrown; some trimming and cleaning up would make a world of difference. Property needs appliances and a new water tank. Flooring was removed to install new but problems for resident slowed that plan. There is plenty of storage space available, with an attached workshop and space under the house. Second adjacent acre, tmk# 3-9-2-43-51, is included in sale. Property is being sold 'As Is'. An affordable opportunity to own a beautiful property on the Big Island of Hawaii.

Key facts

• Attached workshop
• Forested lot
• Storage space

Tags

• FORESTED LOT
• MATURE LANDSCAPING
• ATTACHED WORKSHOP
• STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 4.7% in Hawaiian Ocean View — 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 48/100 on livability (#151 in HI) — a working-class tenant base; expect higher turnover. Watch: housing C-, health & safety C-, 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.
• Zoned schools: Naalehu Elementary School (math 8% / reading 22%, grade F, #171 of 183 statewide, top 94%, 422 students, 70% FRL) — zoned schools average 70% FRL vs 39% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 41% district-wide (-26 pts) — the specific schools serving this property underperform the Hawaii Department Of Education average; the district grade overstates school quality for this exact location.
• Market conditions: 285 active listings in the ZIP; 982 units permitted in Hawaii County in 2024 (0 in 5+ unit buildings).
• At $1,766/mo this rent would consume 46% of the median local household income ($46k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• Hawaii County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
6. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.23%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (median comp): $159,482
• List price: $125,000
• Delta: -21.62%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
92-8758 Koa Ln	0.61mi	1/1.0	576 (0%)	4mo	$135,000	$234	68
92-8814 Plumeria Ln	0.26mi	2/2.0 (+1)	624 (+8%)	19mo	$151,000	$242	49
92-8886 Reef Pkwy Lot 27	0.78mi	2/1.0 (+1)	576 (0%)	23mo	$185,000	$321	41
92-8693 Koa Ln	0.95mi	1/1.0	600 (+4%)	23mo	$165,000	$275	39
92-9346 Tiki Ln	1.30mi	1/1.0	707 (+23%)	8mo	$50,000	$71	33

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

Projected returns pro-forma

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

5-year hold

• IRR: 24.6%
• Equity multiple: 2.40×
• Total profit: $48,948
• Equity at exit: $56,205

10-year hold

• IRR: 25.4%
• Equity multiple: 4.62×
• Total profit: $126,849
• Equity at exit: $86,619

Cash invested: $35,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $129,000 ($239/sqft)
• Median days on market: 154 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +15.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 96737

• Active inventory: 285
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $532

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 65%

Sensitivity live

Price	-10% $618	-5% $575	+0% $532	+5% $488	+10% $445
Rent	-10% $392	-5% $462	+0% $532	+5% $601	+10% $671
Rate	-1.0pp $595	-0.5pp $563	base $532	+0.5pp $499	+1.0pp $466

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: $31,250
• Closing costs: $3,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-24
   days on market $125,000 Active 222 DOM
2. 2026-09-23
   days on market $125,000 Active 221 DOM
3. 2026-09-22
   days on market $125,000 Active 220 DOM
4. 2026-09-21
   days on market $125,000 Active 219 DOM
5. 2026-09-20
   days on market $125,000 Active 218 DOM
6. 2026-09-19
   days on market $125,000 Active 217 DOM
7. 2026-09-18
   days on market $125,000 Active 216 DOM
8. 2026-09-17
   days on market $125,000 Active 215 DOM
9. 2026-09-16
   days on market $125,000 Active 214 DOM
10. 2026-09-15
    days on market $125,000 Active 213 DOM
11. 2026-09-14
    days on market $125,000 Active 212 DOM
12. 2026-09-13
    days on market $125,000 Active 211 DOM
13. 2026-09-12
    days on market $125,000 Active 210 DOM
14. 2026-09-11
    days on market $125,000 Active 209 DOM
15. 2026-09-05
    days on market $125,000 Active 203 DOM
16. 2026-09-04
    days on market $125,000 Active 202 DOM
17. 2026-09-03
    days on market $125,000 Active 201 DOM
18. 2026-08-31
    days on market $125,000 Active 198 DOM
19. 2026-08-29
    days on market $125,000 Active 196 DOM
20. 2026-08-28
    days on market $125,000 Active 195 DOM
21. 2026-08-27
    days on market $125,000 Active 194 DOM
22. 2026-08-25
    days on market $125,000 Active 192 DOM
23. 2026-08-24
    days on market $125,000 Active 191 DOM
24. 2026-08-23
    days on market $125,000 Active 190 DOM
25. 2026-08-22
    days on market $125,000 Active 189 DOM
26. 2026-08-21
    days on market $125,000 Active 188 DOM
27. 2026-08-20
    days on market $125,000 Active 187 DOM
28. 2026-08-19
    days on market $125,000 Active 186 DOM
29. 2026-08-18
    days on market $125,000 Active 185 DOM
30. 2026-08-17
    days on market $125,000 Active 184 DOM
31. 2026-08-16
    days on market $125,000 Active 183 DOM
32. 2026-08-15
    days on market $125,000 Active 182 DOM
33. 2026-08-14
    days on market $125,000 Active 181 DOM
34. 2026-08-13
    days on market $125,000 Active 180 DOM
35. 2026-08-12
    days on market $125,000 Active 179 DOM
36. 2026-08-11
    days on market $125,000 Active 178 DOM
37. 2026-08-10
    days on market $125,000 Active 177 DOM
38. 2026-08-09
    days on market $125,000 Active 176 DOM
39. 2026-08-08
    days on market $125,000 Active 175 DOM
40. 2026-08-07
    days on market $125,000 Active 174 DOM
41. 2026-08-06
    days on market $125,000 Active 173 DOM
42. 2026-08-05
    days on market $125,000 Active 172 DOM
43. 2026-08-04
    days on market $125,000 Active 171 DOM
44. 2026-08-03
    days on market $125,000 Active 170 DOM
45. 2026-07-31
    days on market $125,000 Active 167 DOM
46. 2026-07-30
    days on market $125,000 Active 166 DOM
47. 2026-07-30
    days on market $125,000 Active 165 DOM
48. 2026-07-28
    days on market $125,000 Active 164 DOM
49. 2026-07-26
    days on market $125,000 Active 162 DOM
50. 2026-07-24
    days on market $125,000 Active 160 DOM

ⓘ 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: $21,198
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$3,636
• Taxable income: $4,668
• Est. tax owed @ 24.0%: −$1,120
• After-tax cash flow: $5,260/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 Est. rehab $14,400–$25,920 screening

This property requires significant repairs and maintenance, including landscaping, painting, and appliance replacement. Improvements in these areas would significantly increase its resale and rental value.

Repairs flagged

• Major Landscaping — Dead trees and overgrown vegetation
• Major Appliances — Missing in kitchen and bathroom
• Major Paint — Chipped and worn interior walls
• Major Windows — Dirty and some frames damaged
• Major Flooring — Exposed subflooring in living areas

Value-add opportunities

• Both Landscaping and curb appeal — Improving the property's appearance would attract more buyers and renters ↑
• Both Paint — Fresh paint would improve the home's curb appeal and interior aesthetics ↑
• Both Appliances — New appliances would make the home more attractive to buyers and renters ↑
• Both Windows — Clean and functional windows would improve the home's curb appeal and natural light ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 15/100

Zoned Schools

Elementary Naalehu Elementary School F HI #171/183 Nat'l #36,424/41,679

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

F Composite livability gradescore 48/100

Livability — Hawaiian Ocean View

• Score: 48/100
• State rank: #151
• US rank: #26127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawaiian Ocean View, HI
• County: Hawaii · 220,733 people
• City population: 3,781
• Population (ZIP): 3,781
• Household income: $46,200
• Rent vs Own: 25.3% rent · 74.7% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.81)
• Race & ethnicity: Two or more races 42% White 39% Hispanic / Latino 16% Asian 6% Pacific Islander 6% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 10%
• Common ancestry: Portuguese 5% Scotch-Irish 4% Hispanic 4%
• Foreign-born: 6% · Canada
• Languages at home: 75% English-only · Other Asian/Pacific 10% Spanish 3% Russian/Polish/Slavic 2%

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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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-02-05 Listed $125,000 HI Information Service