1129 Rycroft St #406 · Urban Honolulu, HI
Flood risk 6/10 · Moderate
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.73%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
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 +27.1/30.0
- ARV discount +15.0/15.0
- DSCR +9.4/10.0
- 1% rule +8.6/10.0
- Appreciation +6.0/10.0
- Schools +4.0/10.0
- Condition / age +4.0/5.0
- Rent growth +3.3/5.0
- Livability +2.5/5.0
$260,000
1129 Rycroft St #406 · Urban Honolulu, HI 96814
1 bd · 1.0 ba · 431 sqft · Condo
public records
· 133 Days on market
Built 1974
$603/sqft
· 27% below area
Est $359k · 27% under
$510/mo HOA · 14% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to Rycroft Manor #406 - an affordable opportunity to own in the heart of Honolulu's vibrant Ala Moana-Kaka'ako neighborhood. Tucked along a quiet side street near Pi'ikoi Street and Kapi'olani Boulevard, this top-floor residence, places shopping, dining, everyday conveniences and public transportation within easy reach. With an exceptional Walk Score of 97- a "Walker's Paradise" - This quaint versatile residences of its kind, is a 431-square foot home features an open, light-filled layout with a partitioned sleeping area that provides the privacy and feel of a separate bedroom.
Key facts
- Low maintenance fees
- Sweeping views
- Centrally located
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.0-bath condo listed at $260k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $733 ($9k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($4k rent vs $260k).
- Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
- Cap rate 9.7% 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 B — 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.
- Zoned schools: Queen Kaahumanu Elementary School (math 27% / reading 43%, grade F, #107 of 183 statewide, top 58%, 430 students, 63% FRL); Robert Louis Stevenson Middle School (math 30% / reading 57%, grade D, #10 of 42 statewide, top 22%, 576 students, 43% FRL); President William Mckinley High School (math 28% / reading 69%, grade D, #13 of 43 statewide, top 33%, 1,502 students, 50% FRL).
- Market conditions: Rents rising (+3.1%/yr); 781 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 106d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 90% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,638 units permitted in Honolulu County in 2024 (793 in 5+ unit buildings).
Forward outlook
- In year one you build about $7k of equity ($2k loan paydown + $5k appreciation (2.0% local appreciation)).
- Honolulu County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
- At projected returns (2.0% appreciation + 3.1% rent growth), your $73k cash investment doubles in ~5 years — after that, you're playing with house money.
- By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 133 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
- 5 sale attempts since 22y 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.
- Current owner paid $148k; list at $260k implies a 76% gain — meaningful room to come down on a strong offer.
Risks & watch-outs
- Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$228,800
(12.0% below list)
Questions for the listing agent
- It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 1.36% ✓
- Cap rate
- 9.68%
- Cash-on-cash
- 12.08%
- DSCR
- 1.54
- GRM
- 6.2
CMA / ARV
- ARV (median comp)
- $358,505
- List price
- $260,000
- Delta
- -27.48%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1388 Kapiolani Blvd #3104 | 0.29mi | 1/1.0 | 521 (+21%) | 0mo | $690,000 | $1,324 | 62 |
| 1880 Kahakai Dr #301 | 0.79mi | 1/1.0 | 406 (-6%) | 0mo | $255,000 | $628 | 55 |
| 988 Halekauwila St #4103 | 0.62mi | 1/1.0 | 482 (+12%) | 1mo | $475,000 | $985 | 51 |
| 1655 Makaloa St #1611 | 0.64mi | 1/1.0 | 484 (+12%) | 1mo | $270,000 | $558 | 49 |
| 1655 Makaloa St #2114 | 0.64mi | 1/1.0 | 484 (+12%) | 1mo | $236,300 | $488 | 49 |
| 1655 Makaloa St #2316 | 0.64mi | 1/1.0 | 484 (+12%) | 1mo | $270,000 | $558 | 49 |
| 1000 Auahi St #3403 | 0.59mi | 1/1.0 | 509 (+18%) | 0mo | $840,000 | $1,650 | 47 |
| 1700 Makiki St #109 | 0.93mi | 1/1.0 | 480 (+11%) | 0mo | $245,000 | $510 | 46 |
| 1720 Ala Moana Blvd Unit 603A | 0.93mi | 1/1.0 | 513 (+19%) | 0mo | $70,000 | $136 | 40 |
| 425 Ena Rd Unit 1108A | 1.04mi | 1/1.0 | 500 (+16%) | 0mo | $148,000 | $296 | 40 |
| 1777 Ala Moana Blvd #1537 | 1.05mi | 1/1.0 | 500 (+16%) | 1mo | $779,000 | $1,558 | 39 |
| 444 Niu St #2607 | 1.13mi | 1/2.0 | 532 (+23%) | 1mo | $443,000 | $833 | 35 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
1.98% appreciation · 3.1% rent growth · sell at horizon
5-year hold
- IRR
- 16.5%
- Equity multiple
- 1.89×
- Total profit
- $64,753
- Equity at exit
- $102,219
10-year hold
- IRR
- 19.0%
- Equity multiple
- 3.53×
- Total profit
- $183,853
- Equity at exit
- $146,943
Cash invested: $72,800 (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.
Active competition Active MLS
- For sale now
- 2 active · 2 under contract
- Median asking
- $374,500 ($745/sqft)
- Median days on market
- 200 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +11.7% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 96814
- Home prices YoY
- 0.5%
- Rents YoY
- 3.1%
- Active inventory
- 781
- Price-to-rent
- 6.2×
Monthly cashflow live
↻
- Estimated rent
- $3,523 high interval (Pro) →
- Mortgage (P&I)
- −$1,363
- Tax from tax record
- −$69 /mo · $822/yr
- Insurance
- −$108
- HOA
- −$510
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$740
- Net cashflow
- $733
Break-even live
Break-even rent
$2,595
Max offer price
$260,000
Occupancy floor
74%
Sensitivity live
| Price | -10% $880 | -5% $806 | +0% $733 | +5% $659 | +10% $586 |
|---|---|---|---|---|---|
| Rent | -10% $455 | -5% $594 | +0% $733 | +5% $872 | +10% $1,011 |
| Rate | -1.0pp $864 | -0.5pp $799 | base $733 | +0.5pp $665 | +1.0pp $597 |
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
- $65,000
- Closing costs
- $7,800
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 10 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 987 Queen St Honolulu, HI | 1.0 | 1.0 | 445 | $3,800 | $8.54 | 88d | 3 | 0.49mi |
| 987 Queen St Honolulu, HI | 1.0–2.0 | 1.0–2.0 | 451 | $3,900 | $8.65 | 0d | 2 | 0.49mi |
| 987 Queen St Honolulu, HI | 2.0 | 1.0–2.0 | 605 | $3,875 | $6.40 | 63d | 4 | 0.49mi |
| 987 Queen St Honolulu, HI | 2.0 | 1.0–2.0 | 554 | $3,925 | $7.08 | 112d | 9 | 0.49mi |
| 987 Queen St Honolulu, HI | 2.0 | 1.0–2.0 | 554 | $4,000 | $7.22 | 111d | 8 | 0.49mi |
| 987 Queen St Honolulu, HI | 1.0 | 1.0 | 453 | $3,800 | $8.39 | 106d | 9 | 0.49mi |
| 1000 Auahi St Honolulu, HI | 2.0 | 1.0–2.0 | 629 | $4,425 | $7.03 | 119d | 2 | 0.60mi |
| 1568 Pensacola St Honolulu, HI | 1.0–2.0 | 1.0 | 523 | $2,280 | $4.36 | 119d | 1 | 0.68mi |
| 440 Olohana St Unit 1327703P Honolulu, HI | 1.0 | 1.0 | 355 | $3,958 | $11.15 | 93d | 1 | 1.38mi |
| 440 Olohana St Unit 1327711P Honolulu, HI | 1.0 | 1.0 | 355 | $3,741 | $10.54 | 97d | 1 | 1.38mi |
Property features AI
Finance
- Other
- Pet policy: contact management
- HOA & community
- Monthly maintenance fee: $510.90Association fee covers water and sewerCommunity amenities include deck/porch, patio, and laundry facilities
Exterior
- Security
- Key card entry
- Utilities
- Water included in association feeSewer included in association fee
- Home design
- Located on entry level 4Good conditionCondominium in Rycroft Manor
- Construction
- Concrete construction
- Exterior features
- Deck/porchPatioHas a viewFee simple ownership
Interior
- Flooring
- Laminate
- Bathrooms
- 1 full bathroom
- Interior features
- Partially furnished unitLaminate flooring
- Laundry & utility
- On-site laundry facilities (community)
HOA detail $510/mo · $6,120/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-24days on market $260,000 Active 133 DOM
-
2026-09-23days on market $260,000 Active 132 DOM
-
2026-09-22days on market $260,000 Active 131 DOM
-
2026-09-21days on market $260,000 Active 130 DOM
-
2026-09-20days on market $260,000 Active 129 DOM
-
2026-09-19days on market $260,000 Active 128 DOM
-
2026-09-18days on market $260,000 Active 127 DOM
-
2026-09-17days on market $260,000 Active 126 DOM
-
2026-09-16days on market $260,000 Active 125 DOM
-
2026-09-15pricedays on market $260,000 Active 124 DOM
-
2026-09-14days on market $270,000 Active 123 DOM
-
2026-09-13days on market $270,000 Active 122 DOM
-
2026-09-12days on market $270,000 Active 121 DOM
-
2026-09-11days on market $270,000 Active 120 DOM
-
2026-09-05days on market $270,000 Active 114 DOM
-
2026-09-04days on market $270,000 Active 113 DOM
-
2026-09-03days on market $270,000 Active 112 DOM
-
2026-08-31days on market $270,000 Active 109 DOM
-
2026-08-29days on market $270,000 Active 107 DOM
-
2026-08-28days on market $270,000 Active 106 DOM
-
2026-08-27days on market $270,000 Active 105 DOM
-
2026-08-25days on market $270,000 Active 103 DOM
-
2026-08-24days on market $270,000 Active 102 DOM
-
2026-08-23days on market $270,000 Active 101 DOM
-
2026-08-22days on market $270,000 Active 100 DOM
-
2026-08-21days on market $270,000 Active 99 DOM
-
2026-08-20days on market $270,000 Active 98 DOM
-
2026-08-19days on market $270,000 Active 97 DOM
-
2026-08-18days on market $270,000 Active 96 DOM
-
2026-08-17days on market $270,000 Active 95 DOM
-
2026-08-16days on market $270,000 Active 94 DOM
-
2026-08-15days on market $270,000 Active 93 DOM
-
2026-08-15remarks 689-char remark
-
2026-08-14days on market $270,000 Active 92 DOM
-
2026-08-13days on market $270,000 Active 91 DOM
-
2026-08-12days on market $270,000 Active 90 DOM
-
2026-08-11days on market $270,000 Active 89 DOM
-
2026-08-10days on market $270,000 Active 88 DOM
-
2026-08-09days on market $270,000 Active 87 DOM
-
2026-08-08days on market $270,000 Active 86 DOM
-
2026-08-07days on market $270,000 Active 85 DOM
-
2026-08-06days on market $270,000 Active 84 DOM
-
2026-08-05days on market $270,000 Active 83 DOM
-
2026-08-04days on market $270,000 Active 82 DOM
-
2026-08-03days on market $270,000 Active 81 DOM
-
2026-07-31days on market $270,000 Active 78 DOM
-
2026-07-30days on market $270,000 Active 77 DOM
-
2026-07-30days on market $270,000 Active 76 DOM
-
2026-07-28days on market $270,000 Active 75 DOM
-
2026-07-26days on market $270,000 Active 73 DOM
ⓘ 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
- $822 · $69/mo
- Projected year-2 tax
- $822 · $69/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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
- Air quality 1/10 Low
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $42,276
- − Mortgage interest
- −$14,564
- − Property taxes
- −$822
- − Insurance
- −$1,300
- − Repairs & maintenance
- −$3,382
- − Management
- −$3,382
- − HOA
- −$6,120
- − Depreciation
- −$7,564
- Taxable income
- $5,142
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,234
- After-tax cash flow
- $7,560/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 · 7 photos
80/100
Cosmetic rehab
Est. rehab $2,155–$6,465 screening
This 1-bedroom, 1-bathroom townhouse in Rycroft Manor is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for value increase through cosmetic updates.
Value-add opportunities
- Both Paint the exterior walls — Painting the exterior walls can enhance the curb appeal and increase the property's value. ↑
- Both Trim the landscaping — Well-maintained landscaping can improve the property's curb appeal and attract potential buyers or tenants. ↑
- Both Clean the windows — Clean windows can make the property appear more attractive and increase its value. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic 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 40/100
Zoned Schools
Elementary
Queen Kaahumanu Elementary School
F
HI #107/183
Nat'l #22,904/41,679
Middle
President George Washington Middle School
F
HI #17/42
Nat'l #6,571/14,009
High
President William Mckinley High School
D
HI #13/43
Nat'l #6,127/17,239
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 · 1,072,641 people
- City population
- 309,956
- Metro
- Urban Honolulu, HI
- Population (ZIP)
- 24,689
- Household income
- $77,768
- Rent vs Own
- Severe rent burden
- 12% of renters
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
- Diverse neighborhood (Simpson 0.58)
- Race & ethnicity
- Asian 64% Two or more races 14% White 13% Pacific Islander 6% Hispanic / Latino 5% Black 1%
- Hispanic origin (detail)
- Mexican 2% Puerto Rican 2%
- Common ancestry
- Russian 1% Lithuanian 1% Italian 1%
- Foreign-born
- 35% · China, South Korea, Vietnam
- Languages at home
- 58% English-only · Other Asian/Pacific 15% Chinese 10% Korean 9%
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
- ▲ 1.98%
- Current HPI
- 376.4197
- Rent YoY
- ▲ 3.10%
- Metro
- Urban Honolulu, HI
- State GDP YoY
- —
- F500 in state
- 0
Price history
+487.0% since first listed15 events — show timeline
- 2026-05-14 Listed $270,000 HiCentral MLS
- 2024-06-28 Rental Removed $1,300 APPFOLIO
- 2024-06-13 Listed for Rent $1,300 APPFOLIO
- 2024-05-01 Rental Removed $1,300 APPFOLIO
- 2024-04-12 Listed for Rent $1,300 APPFOLIO
- 2023-12-01 Rental Removed $1,300 APPFOLIO
- 2023-11-06 Listed for Rent $1,300 APPFOLIO
- 2022-12-01 Rental Removed — APPFOLIO
- 2005-03-24 Sold (Public Records) $148,000 Public Records
- 2004-11-21 Listing Removed — HiCentral MLS
- 2004-05-21 Listed $155,000 HiCentral MLS
- 2003-09-16 Sold (Public Records) $27,343 Public Records
- 1989-10-16 Sold (Public Records) $80,000 Public Records
- 1989-10-10 Sold (Public Records) $80,000 Public Records
- 1979-11-01 Sold (Public Records) $46,000 Public Records
Property tax history
+1.0%/yrLatest (2022): $822 · -1.3% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…