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

$125,000

1 bd · 1.0 ba · 576 sqft · SingleFamily · 267 Days on market

Built 1995 Fair condition 1.00 ac lot $217/sqft · 21% below area Est $158k · 21% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 $870 ($10k/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 14.6% vs local median 5.0% 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: 309 active listings in the ZIP; 982 units permitted in Hawaii County in 2024 (0 in 5+ unit buildings).
• At $2,194/mo this rent would consume 57% 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 ~3 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 267 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 267 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: 1.76% ✓
• Cap rate: 14.64%
• Cash-on-cash: 29.81%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (median comp): $158,175
• List price: $125,000
• Delta: -20.97%
• 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%)	5mo	$135,000	$234	67
92-8814 Plumeria Ln	0.26mi	2/2.0 (+1)	624 (+8%)	21mo	$151,000	$242	48
92-8886 Reef Pkwy Lot 27	0.78mi	2/1.0 (+1)	576 (0%)	24mo	$185,000	$321	40
92-8693 Koa Ln	0.95mi	1/1.0	600 (+4%)	24mo	$165,000	$275	38
92-9346 Tiki Ln	1.30mi	1/1.0	707 (+23%)	10mo	$50,000	$71	32

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: 35.7%
• Equity multiple: 3.01×
• Total profit: $70,473
• Equity at exit: $56,205

10-year hold

• IRR: 35.8%
• Equity multiple: 5.95×
• Total profit: $173,326
• 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: +15.0% 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: 309
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,194 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $870

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 55%

Sensitivity live

Price	-10% $956	-5% $913	+0% $870	+5% $826	+10% $783
Rent	-10% $696	-5% $783	+0% $870	+5% $956	+10% $1,043
Rate	-1.0pp $932	-0.5pp $901	base $870	+0.5pp $837	+1.0pp $804

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. 2026-11-08
   days on market $125,000 Active 267 DOM
2. 2026-11-07
   days on market $125,000 Active 266 DOM
3. 2026-11-06
   days on market $125,000 Active 265 DOM
4. 2026-11-05
   days on market $125,000 Active 264 DOM
5. 2026-11-04
   days on market $125,000 Active 263 DOM
6. 2026-11-02
   days on market $125,000 Active 261 DOM
7. 2026-11-01
   days on market $125,000 Active 260 DOM
8. 2026-10-31
   days on market $125,000 Active 259 DOM
9. 2026-10-30
   days on market $125,000 Active 258 DOM
10. 2026-10-29
    days on market $125,000 Active 257 DOM
11. 2026-10-28
    days on market $125,000 Active 256 DOM
12. 2026-10-27
    days on market $125,000 Active 255 DOM
13. 2026-10-26
    days on market $125,000 Active 254 DOM
14. 2026-10-26
    days on market $125,000 Active 253 DOM
15. 2026-10-24
    days on market $125,000 Active 252 DOM
16. 2026-10-23
    days on market $125,000 Active 251 DOM
17. 2026-10-22
    days on market $125,000 Active 250 DOM
18. 2026-10-21
    days on market $125,000 Active 249 DOM
19. 2026-10-20
    days on market $125,000 Active 248 DOM
20. 2026-10-19
    days on market $125,000 Active 247 DOM
21. 2026-10-18
    days on market $125,000 Active 246 DOM
22. 2026-10-17
    days on market $125,000 Active 245 DOM
23. 2026-10-16
    days on market $125,000 Active 244 DOM
24. 2026-10-15
    days on market $125,000 Active 243 DOM
25. 2026-10-14
    days on market $125,000 Active 242 DOM
26. 2026-10-13
    days on market $125,000 Active 241 DOM
27. 2026-10-12
    days on market $125,000 Active 240 DOM
28. 2026-10-11
    days on market $125,000 Active 239 DOM
29. 2026-10-10
    days on market $125,000 Active 238 DOM
30. 2026-10-09
    days on market $125,000 Active 237 DOM
31. 2026-10-08
    days on market $125,000 Active 236 DOM
32. 2026-10-07
    days on market $125,000 Active 235 DOM
33. 2026-10-07
    days on market $125,000 Active 234 DOM
34. 2026-10-05
    days on market $125,000 Active 233 DOM
35. 2026-10-04
    days on market $125,000 Active 232 DOM
36. 2026-10-03
    days on market $125,000 Active 231 DOM
37. 2026-10-02
    days on market $125,000 Active 230 DOM
38. 2026-10-01
    days on market $125,000 Active 229 DOM
39. 2026-09-30
    days on market $125,000 Active 228 DOM
40. 2026-09-29
    days on market $125,000 Active 227 DOM
41. 2026-09-27
    days on market $125,000 Active 225 DOM
42. 2026-09-25
    days on market $125,000 Active 223 DOM
43. 2026-09-24
    days on market $125,000 Active 222 DOM
44. 2026-09-23
    days on market $125,000 Active 221 DOM
45. 2026-09-22
    days on market $125,000 Active 220 DOM
46. 2026-09-21
    days on market $125,000 Active 219 DOM
47. 2026-09-20
    days on market $125,000 Active 218 DOM
48. 2026-09-19
    days on market $125,000 Active 217 DOM
49. 2026-09-18
    days on market $125,000 Active 216 DOM
50. 2026-09-17
    days on market $125,000 Active 215 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: $26,330
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − Depreciation: −$3,636
• Taxable income: $8,979
• Est. tax owed @ 24.0%: −$2,155
• After-tax cash flow: $8,280/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%
• 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