750 Amana St Unit P2 · Urban Honolulu, HI 96814

$395,000

2 bd · 2.0 ba · 909 sqft · Condo public records · 98 Days on market

Built 1967 $435/sqft · 19% below area Est $490k · 19% under $1260/mo HOA · 28% of rent

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• 1% rule +6.5/10.0
• Appreciation +6.0/10.0
• Schools +3.7/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

PRIME LOCATION in Honolulu! This 2-bedroom penthouse unit features beautiful mountain views and a bright, breezy feel from the top floor. A great opportunity to update and add your personal style. The home offers a comfortable layout with plenty of natural light. Secured building with key fob access for added peace of mind. Monthly association fee includes sewer, water, gas, and electricity. Conveniently located near Don Quijote, Ala Moana Center, and Walmart, you’ll have easy access to shopping, dining, entertainment, and the beach. Whether you’re looking for a place to call home or an investment in a central location, this unit offers both convenience and potential. Bring your creativity and make it your own! Photos have been virtually staged (enhanced).

Key facts

• Secured building
• Key fob access
• Natural light

Tags

• MOUNTAIN VIEWS
• SECURED BUILDING
• KEY FOB ACCESS
• NATURAL LIGHT
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $395k.

Deal economics

• At list price, monthly cash flow is $-393 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (14.4% below list).
• Meets the 1% rule at list price ($5k rent vs $395k).
• Recommended offer: $338k (14.4% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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 D — 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.
• Market conditions: Rents rising (+3.1%/yr); 549 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,638 units permitted in Honolulu County in 2024 (793 in 5+ unit buildings).
• At $4,553/mo this rent would consume 70% of the median local household income ($78k/yr) (locally 1641% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $11k of equity ($3k loan paydown + $8k appreciation (2.0% local appreciation)).
• Honolulu County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($359k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $126k; list at $395k implies a 213% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $338,130 (14.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.15% ✓
• Cap rate: 5.10%
• Cash-on-cash: -4.26%
• DSCR: 0.81
• GRM: 7.2

CMA / ARV

• ARV (median comp): $489,611
• List price: $395,000
• Delta: -19.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.98% appreciation · 3.1% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,879
• Equity at exit: $155,295

10-year hold

• IRR: 4.9%
• Equity multiple: 1.67×
• Total profit: $74,422
• Equity at exit: $223,241

Cash invested: $110,600 (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 96814

• Home prices YoY: 0.5%
• Rents YoY: 3.1%
• Active inventory: 549
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $4,553 high
• Mortgage (P&I): −$2,071
• Tax est. 1.5%: −$494 /mo · $5,925/yr
• Insurance: −$165
• HOA: −$1,260
• Vacancy / Maint / Mgmt: −$956
• Net cashflow: $-393

Break-even live

Break-even rent $5,050

Max offer price $338,130

Occupancy floor —

Sensitivity live

Price	-10% $-120	-5% $-257	+0% $-393	+5% $-530	+10% $-666
Rent	-10% $-753	-5% $-573	+0% $-393	+5% $-213	+10% $-33
Rate	-1.0pp $-194	-0.5pp $-293	base $-393	+0.5pp $-495	+1.0pp $-599

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
629 Keeaumoku St Honolulu, HI	1.0	1.0	618	$3,350	$5.42	2d	2	0.05mi
629 Keeaumoku St Honolulu, HI	1.0–2.0	1.0–2.0	923	$6,300	$6.82	17d	2	0.05mi
629 Keeaumoku St Honolulu, HI	1.0–2.0	1.0–2.0	919	$6,300	$6.86	44d	2	0.05mi
1555 Kapiolani Blvd Honolulu, HI	1.0–2.0	1.0–2.0	1006	$9,500	$9.44	44d	4	0.14mi
1555 Kapiolani Blvd Honolulu, HI	1.0–3.0	1.0–3.0	1719	$12,750	$7.42	4d	4	0.14mi
1500 Rycroft St Unit 4116R Honolulu, HI	2.0	2.0	872	$5,000	$5.73	24d	1	0.15mi
1500 Rycroft St Unit 2519R Honolulu, HI	2.0	2.0	1074	$5,300	$4.93	44d	1	0.15mi
1500 Rycroft St Unit 2607R Honolulu, HI	1.0	1.0	618	$3,500	$5.66	24d	1	0.15mi
1500 Rycroft St Unit 3903 Honolulu, HI	1.0	1.0	571	$3,750	$6.57	24d	1	0.15mi
1500 Rycroft St Unit 2306R Honolulu, HI	1.0	1.0	563	$4,000	$7.10	44d	1	0.15mi
1500 Rycroft St Unit 1904 Honolulu, HI	1.0	1.0	564	$3,400	$6.03	17d	1	0.15mi
1500 Rycroft St Unit 4419R Honolulu, HI	2.0	2.0	1074	$6,000	$5.59	44d	1	0.15mi
1500 Rycroft St Unit 800R Honolulu, HI	2.0	2.0	942	$4,700	$4.99	44d	1	0.15mi
1500 Rycroft St Unit 2304 Honolulu, HI	1.0	1.0	569	$3,200	$5.62	24d	1	0.15mi
1388 Kapiolani Blvd Honolulu, HI	2.0	2.0	901	$5,500	$6.10	44d	1	0.16mi
1388 Kapiolani Blvd Unit 3910 Honolulu, HI	1.0	1.0	619	$4,000	$6.46	4d	1	0.16mi
1388 Kapiolani Blvd #4205 Honolulu, HI	1.0	1.0	567	$4,500	$7.94	44d	1	0.17mi
1388 Kapiolani Blvd #2201 Honolulu, HI	2.0	2.0	901	$5,800	$6.44	44d	1	0.17mi
1388 Kapiolani Blvd #1606 Honolulu, HI	2.0	2.0	809	$4,500	$5.56	44d	1	0.17mi
1388 Kapiolani Blvd #2703 Honolulu, HI	1.0	1.0	574	$3,500	$6.10	24d	1	0.17mi
1388 Kapiolani Blvd #1606 Honolulu, HI	2.0	2.0	809	$4,500	$5.56	12d	1	0.17mi
1388 Kapiolani Blvd #1611 Honolulu, HI	2.0	2.0	801	$4,550	$5.68	44d	1	0.17mi
1388 Kapiolani Blvd #2903 Honolulu, HI	1.0	1.0	574	$3,500	$6.10	11d	1	0.17mi
1388 Kapiolani Blvd #2901 Honolulu, HI	2.0	2.0	901	$4,800	$5.33	44d	1	0.17mi
1388 Kapiolani Blvd #4111 Honolulu, HI	2.0	2.0	816	$6,500	$7.97	44d	1	0.17mi
1374 Kapiolani Blvd Unit 1327705P Honolulu, HI	2.0	2.0	796	$5,740	$7.21	2d	1	0.18mi
1391 Kapiolani Blvd Honolulu, HI	1.0–3.0	1.0–2.0	971	$4,750	$4.89	4d	2	0.19mi
1515 Liona St #4407 Honolulu, HI	1.0	1.0	606	$3,750	$6.19	4d	1	0.22mi
1515 Liona St Unit 4216L Honolulu, HI	2.0	2.0	872	$4,500	$5.16	15d	1	0.22mi
1515 Liona St Unit 4216L Honolulu, HI	2.0	2.0	872	$4,500	$5.16	17d	1	0.22mi
1515 Liona St Unit 4401L Honolulu, HI	2.0	2.0	990	$4,900	$4.95	44d	1	0.22mi
1631 Kapiolani Blvd #3511 Honolulu, HI	2.0	2.0	895	$3,750	$4.19	44d	1	0.23mi
1631 Kapiolani Blvd #3301 Honolulu, HI	2.0	2.0	892	$3,675	$4.12	4d	1	0.23mi
1267 Rycroft St Honolulu, HI	2.0	1.0	816	$2,750	$3.37	24d	1	0.24mi
1315 Liona St Honolulu, HI	1.0	1.0	606	$3,950	$6.52	20d	1	0.30mi
475 Atkinson Dr Honolulu, HI	1.0–2.0	1.0	855	$3,000	$3.51	24d	2	0.35mi
475 Atkinson Dr Honolulu, HI	1.0–2.0	1.0	798	$3,000	$3.76	22d	3	0.35mi
1650 Ala Moana Blvd #1611 Honolulu, HI	1.0	1.0	930	$3,100	$3.33	4d	1	0.36mi
419A Atkinson Dr #1103 Honolulu, HI	2.0	1.0	664	$2,700	$4.07	16d	1	0.38mi
1296 Kapiolani Blvd Honolulu, HI	1.0–3.0	1.0–2.0	974	$3,550	$3.64	15d	2	0.38mi

HOA detail condo

• Monthly dues: $1,260 · $15,120/yr
• Likely covers: watersewergaselectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $395,000 Active 98 DOM
2. 2026-06-17
   days on market $395,000 Active 97 DOM
3. 2026-06-16
   days on market $395,000 Active 96 DOM
4. 2026-06-15
   days on market $395,000 Active 95 DOM
5. 2026-06-13
   days on market $395,000 Active 93 DOM
6. 2026-06-13
   days on market $395,000 Active 92 DOM
7. 2026-06-10
   days on market $395,000 Active 90 DOM
8. 2026-06-09
   days on market $395,000 Active 89 DOM
9. 2026-06-08
   days on market $395,000 Active 88 DOM
10. 2026-06-07
    days on market $395,000 Active 87 DOM
11. 2026-06-05
    statusdays on market $395,000 Active 84 DOM
12. 2026-06-03
    days on market $395,000 Active Under Contract 83 DOM
13. 2026-06-02
    days on market $395,000 Active Under Contract 82 DOM
14. 2026-06-01
    days on market $395,000 Active Under Contract 81 DOM
15. 2026-05-31
    days on market $395,000 Active Under Contract 80 DOM
16. 2026-05-19
    historical Active Under Contract 778-char remark

    Show marketing remark (778 chars)

    PRIME LOCATION in Honolulu! This 2-bedroom penthouse unit features beautiful mountain views and a bright, breezy feel from the top floor. A great opportunity to update and add your personal style. The home offers a comfortable layout with plenty of natural light. Secured building with key fob access for added peace of mind. Monthly association fee includes sewer, water, gas, and electricity. Conveniently located near Don Quijote, Ala Moana Center, and Walmart, you’ll have easy access to shopping, dining, entertainment, and the beach. Whether you’re looking for a place to call home or an investment in a central location, this unit offers both convenience and potential. Bring your creativity and make it your own! Photos have been virtually staged (enhanced).

17. 2026-04-21
    price $395,000 778-char remark

    Show marketing remark (778 chars)

    PRIME LOCATION in Honolulu! This 2-bedroom penthouse unit features beautiful mountain views and a bright, breezy feel from the top floor. A great opportunity to update and add your personal style. The home offers a comfortable layout with plenty of natural light. Secured building with key fob access for added peace of mind. Monthly association fee includes sewer, water, gas, and electricity. Conveniently located near Don Quijote, Ala Moana Center, and Walmart, you’ll have easy access to shopping, dining, entertainment, and the beach. Whether you’re looking for a place to call home or an investment in a central location, this unit offers both convenience and potential. Bring your creativity and make it your own! Photos have been virtually staged (enhanced).

18. 2026-03-12
    listed $400,000 Active 778-char remark

    Show marketing remark (778 chars)

    PRIME LOCATION in Honolulu! This 2-bedroom penthouse unit features beautiful mountain views and a bright, breezy feel from the top floor. A great opportunity to update and add your personal style. The home offers a comfortable layout with plenty of natural light. Secured building with key fob access for added peace of mind. Monthly association fee includes sewer, water, gas, and electricity. Conveniently located near Don Quijote, Ala Moana Center, and Walmart, you’ll have easy access to shopping, dining, entertainment, and the beach. Whether you’re looking for a place to call home or an investment in a central location, this unit offers both convenience and potential. Bring your creativity and make it your own! Photos have been virtually staged (enhanced).

19. 2004-03-29
    soldstatus $126,000
20. 1990-02-01
    soldstatus $298,000
21. 1990-01-30
    soldstatus $298,000
22. 1978-05-01
    soldstatus $72,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $54,634
• − Mortgage interest: −$22,126
• − Property taxes: −$5,925
• − Insurance: −$1,975
• − Repairs & maintenance: −$4,371
• − Management: −$4,371
• − HOA: −$15,120
• − Depreciation: −$11,491
• Taxable loss: −$10,744
• Est. tax savings @ 24.0%: +$2,579
• After-tax cash flow: $-2,137/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 — 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 · 963,448 people
• City population: 309,956
• Metro: Urban Honolulu, HI
• Population (ZIP): 24,689
• Household income: $77,768
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 1641.0

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

+448.6% since first listed

7 events — show timeline

• 2026-05-19 Contingent — HiCentral MLS
• 2026-04-21 Price Changed $395,000 HiCentral MLS
• 2026-03-12 Listed $400,000 HiCentral MLS
• 2004-03-29 Sold (Public Records) $126,000 Public Records
• 1990-02-01 Sold (Public Records) $298,000 Public Records
• 1990-01-30 Sold (Public Records) $298,000 Public Records
• 1978-05-01 Sold (Public Records) $72,000 Public Records

Property tax history

-4.6%/yr

Latest (2022): $751 · +119.2% YoY. Source: county tax records.