1710 Makiki St Ph 7 · Urban Honolulu, HI
Flood risk 4/10 · Minor
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.21%
- 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 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 +10.8/15.0
- Cash flow +7.4/30.0
- Appreciation +6.4/10.0
- 1% rule +5.4/10.0
- Schools +5.1/10.0
- Rent growth +3.8/5.0
- Condition / age +2.8/5.0
- Livability +2.5/5.0
- DSCR +1.5/10.0
$288,000
1710 Makiki St Ph 7 · Urban Honolulu, HI 96822
1 bd · 1.0 ba · 477 sqft · Townhouse
· 132 Days on market
Built 1958
$604/sqft
· 7% below area
Est $311k · 7% under
$754/mo HOA · 25% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Penthouse, corner unit. Enjoy island living in this well-positioned 1-bedroom, 1-bathroom Penthouse unit at Punahou Hale in Makiki. This end unit captures sweeping views of the city, mountains, and Diamond Head, along with great natural light throughout. Punahou Hale offers secured entry and community laundry for residents. Conveniently situated near shopping, dining, schools, and freeway access, this location makes everyday living easy and accessible. There is no assigned parking; however, parking may be available via a waitlist for $120 per month. Sold As-Is; no repairs made by seller.
Key facts
- Community laundry
- Sweeping views
- Corner unit
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 townhouse listed at $288k. Condition is rated average.
Deal economics
- At list price, monthly cash flow is $-373 ($-4k/yr) — negative.
- To cash-flow at today's rent, offer at most $234k (18.7% below list).
- Meets the 1% rule at list price ($3k rent vs $288k).
- Recommended offer: $234k (18.7% below list) — sets the bar for cash-flow.
- Cap rate 4.7% 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 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.
- Zoned schools: President Abraham Lincoln Elementary School (math 47% / reading 57%, grade C-, #46 of 183 statewide, top 29%, 357 students, 57% FRL); Robert Louis Stevenson Middle School (math 30% / reading 57%, grade D, #10 of 42 statewide, top 22%, 576 students, 43% FRL); President Theodore Roosevelt High School (math 41% / reading 73%, grade C, #3 of 43 statewide, top 7%, 1,433 students, 39% FRL).
- Market conditions: Rents rising fast (+5.3%/yr); 237 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).
- This rent runs 38% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Forward outlook
- In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (2.7% 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 132 days — a 12% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 25% of rent; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
Recommended offer
$234,088
(18.7% below list)
Questions for the listing agent
- 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?
- It's been on market 132 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
- Built in 1958 — 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?
- 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.
- 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?
- 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 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
- 1.04% ✓
- Cap rate
- 4.74%
- Cash-on-cash
- -5.54%
- DSCR
- 0.75
- GRM
- 8.0
CMA / ARV
- ARV (median comp)
- $311,149
- List price
- $288,000
- Delta
- -7.44%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1700 Makiki St #109 | 0.01mi | 1/1.0 | 480 (+1%) | 0mo | $245,000 | $510 | 98 |
| 1330 Wilder Ave #212 | 0.18mi | 1/1.0 | 490 (+3%) | 1mo | $240,000 | $490 | 86 |
| 1714 Anapuni St #304 | 0.05mi | 1/1.0 | 515 (+8%) | 1mo | $265,000 | $515 | 83 |
| 1620 Keeaumoku St #805 | 0.16mi | 1/1.0 | 485 (+2%) | 9mo | $277,000 | $571 | 82 |
| 1545 Nehoa St #801 | 0.17mi | 1/1.0 | 510 (+7%) | 8mo | $325,000 | $637 | 74 |
| 1054 Green St #402 | 0.70mi | 1/1.0 | 473 (-1%) | 6mo | $389,000 | $822 | 61 |
| 1630 Liholiho St #1401 | 0.31mi | 1/1.0 | 548 (+15%) | 2mo | $300,000 | $547 | 59 |
| 1630 Liholiho St #1002 | 0.31mi | 1/1.0 | 548 (+15%) | 4mo | $320,000 | $584 | 58 |
| 1630 Liholiho St #1810 | 0.31mi | 1/1.0 | 548 (+15%) | 5mo | $329,000 | $600 | 57 |
| 1515 Liona St #2603 | 0.70mi | 1/1.0 | 504 (+6%) | 1mo | $680,000 | $1,349 | 57 |
| 1515 Liona St #3703 | 0.70mi | 1/1.0 | 504 (+6%) | 2mo | $684,000 | $1,357 | 56 |
| 1550 Rycroft St #507 | 0.74mi | 1/1.0 | 520 (+9%) | 6mo | $310,000 | $596 | 45 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
2.71% appreciation · 5.35% rent growth · sell at horizon
5-year hold
- IRR
- 3.1%
- Equity multiple
- 1.18×
- Total profit
- $14,330
- Equity at exit
- $124,808
10-year hold
- IRR
- 8.2%
- Equity multiple
- 2.27×
- Total profit
- $102,302
- Equity at exit
- $188,774
Cash invested: $80,640 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 97 active · 55 under contract
- Months of supply
- 20.1 mo (5%/mo absorbed)
- Median asking
- $319,000 ($627/sqft)
- Median days on market
- 95 d
- This list price
- 27% of active listings are priced below it
- ARV vs active asking
- +4.1% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 96822
- Home prices YoY
- 1.0%
- Rents YoY
- 5.3%
- Active inventory
- 237
- Price-to-rent
- 8.0×
Monthly cashflow live
↻
- Estimated rent
- $3,002 high interval (Pro) →
- Mortgage (P&I)
- −$1,510
- Tax est. 1.5%
- −$360 /mo · $4,320/yr
- Insurance
- −$120
- HOA
- −$754
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$630
- Net cashflow
- $-373
Break-even live
Break-even rent
$3,474
Max offer price
$234,088
Occupancy floor
—
Sensitivity live
| Price | -10% $-174 | -5% $-273 | +0% $-373 | +5% $-472 | +10% $-572 |
|---|---|---|---|---|---|
| Rent | -10% $-610 | -5% $-491 | +0% $-373 | +5% $-254 | +10% $-135 |
| Rate | -1.0pp $-228 | -0.5pp $-299 | base $-373 | +0.5pp $-447 | +1.0pp $-523 |
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
- $72,000
- Closing costs
- $8,640
- 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 |
|---|---|---|---|---|---|---|---|---|
| 1568 Pensacola St Honolulu, HI | 1.0–2.0 | 1.0 | 523 | $2,280 | $4.36 | 119d | 1 | 0.52mi |
| 902 University Ave Unit C Honolulu, HI | 2.0 | 1.0 | 415 | $2,318 | $5.58 | 119d | 1 | 1.18mi |
| 987 Queen St Honolulu, HI | 2.0 | 1.0–2.0 | 554 | $4,000 | $7.22 | 111d | 8 | 1.39mi |
| 987 Queen St Honolulu, HI | 1.0 | 1.0 | 453 | $3,800 | $8.39 | 106d | 9 | 1.39mi |
| 987 Queen St Honolulu, HI | 2.0 | 1.0–2.0 | 554 | $3,925 | $7.08 | 112d | 9 | 1.39mi |
| 987 Queen St Honolulu, HI | 2.0 | 1.0–2.0 | 605 | $3,875 | $6.40 | 63d | 4 | 1.39mi |
| 987 Queen St Honolulu, HI | 1.0–2.0 | 1.0–2.0 | 451 | $3,900 | $8.65 | 0d | 2 | 1.39mi |
| 987 Queen St Honolulu, HI | 1.0 | 1.0 | 445 | $3,800 | $8.54 | 87d | 3 | 1.39mi |
| 440 Olohana St Unit 1327711P Honolulu, HI | 1.0 | 1.0 | 355 | $3,741 | $10.54 | 97d | 1 | 1.43mi |
| 440 Olohana St Unit 1327703P Honolulu, HI | 1.0 | 1.0 | 355 | $3,958 | $11.15 | 93d | 1 | 1.43mi |
Property features AI
Finance
- HOA & community
- Association covers common areas, electricity, hot water, sewer and waterOn-site managementMaintenance fee: $754.85
Exterior
- Utilities
- Water included in association feeSewer included in association feeElectricity included in association feeHot water included in association fee
- Home design
- Condo in Punahou Hale / Oahuan Tower LtdEntry on level 11
- Construction
- Masonry, concrete and stucco construction
- Exterior features
- Fee simple ownershipZoned A-2 medium density apartmentClubhouseStorage facilities
Interior
- Flooring
- Laminate
- Bathrooms
- 1 full bathroom
- Interior features
- End unitLaminate flooringHas a viewAverage condition
- Laundry & utility
- Building laundry facilities
HOA detail $754/mo · $9,048/yr
- Likely covers
- parking
Listing history 50 events
-
2026-09-23days on market $288,000 Active 132 DOM
-
2026-09-22days on market $288,000 Active 131 DOM
-
2026-09-21days on market $288,000 Active 130 DOM
-
2026-09-20days on market $288,000 Active 129 DOM
-
2026-09-19days on market $288,000 Active 128 DOM
-
2026-09-18days on market $288,000 Active 127 DOM
-
2026-09-17days on market $288,000 Active 126 DOM
-
2026-09-16days on market $288,000 Active 125 DOM
-
2026-09-15days on market $288,000 Active 124 DOM
-
2026-09-14days on market $288,000 Active 123 DOM
-
2026-09-13days on market $288,000 Active 122 DOM
-
2026-09-12days on market $288,000 Active 121 DOM
-
2026-09-11days on market $288,000 Active 120 DOM
-
2026-09-05days on market $288,000 Active 114 DOM
-
2026-09-04days on market $288,000 Active 113 DOM
-
2026-09-03days on market $288,000 Active 112 DOM
-
2026-08-31days on market $288,000 Active 109 DOM
-
2026-08-29days on market $288,000 Active 107 DOM
-
2026-08-28days on market $288,000 Active 106 DOM
-
2026-08-27days on market $288,000 Active 105 DOM
-
2026-08-25days on market $288,000 Active 103 DOM
-
2026-08-24days on market $288,000 Active 102 DOM
-
2026-08-23days on market $288,000 Active 101 DOM
-
2026-08-22days on market $288,000 Active 100 DOM
-
2026-08-21days on market $288,000 Active 99 DOM
-
2026-08-20days on market $288,000 Active 98 DOM
-
2026-08-19days on market $288,000 Active 97 DOM
-
2026-08-18days on market $288,000 Active 96 DOM
-
2026-08-17days on market $288,000 Active 95 DOM
-
2026-08-16days on market $288,000 Active 94 DOM
-
2026-08-15days on market $288,000 Active 93 DOM
-
2026-08-14days on market $288,000 Active 92 DOM
-
2026-08-13days on market $288,000 Active 91 DOM
-
2026-08-12days on market $288,000 Active 90 DOM
-
2026-08-11days on market $288,000 Active 89 DOM
-
2026-08-10days on market $288,000 Active 88 DOM
-
2026-08-09days on market $288,000 Active 87 DOM
-
2026-08-08days on market $288,000 Active 86 DOM
-
2026-08-07days on market $288,000 Active 85 DOM
-
2026-08-06days on market $288,000 Active 84 DOM
-
2026-08-05days on market $288,000 Active 83 DOM
-
2026-08-04days on market $288,000 Active 82 DOM
-
2026-08-03days on market $288,000 Active 81 DOM
-
2026-07-31days on market $288,000 Active 78 DOM
-
2026-07-30days on market $288,000 Active 77 DOM
-
2026-07-30days on market $288,000 Active 76 DOM
-
2026-07-28days on market $288,000 Active 75 DOM
-
2026-07-26days on market $288,000 Active 73 DOM
-
2026-07-24days on market $288,000 Active 71 DOM
-
2026-07-23days on market $288,000 Active 70 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 4/10 Moderate FEMA zone X (unshaded) · 21% 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
- $36,026
- − Mortgage interest
- −$16,132
- − Property taxes
- −$4,320
- − Insurance
- −$1,440
- − Repairs & maintenance
- −$2,882
- − Management
- −$2,882
- − HOA
- −$9,048
- − Depreciation
- −$8,378
- Taxable loss
- −$9,057
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,174
- After-tax cash flow
- $-2,297/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 · 13 photos
55/100
Cosmetic rehab
Est. rehab $2,385–$7,155 screening
This penthouse unit in Makiki is in average condition with some cosmetic repairs needed. It offers sweeping views and is well-positioned for urban living.
Repairs flagged
- Minor kitchen backsplash — slight discoloration
- Minor bathroom vanity — slight discoloration
- Minor interior walls — some discoloration
Value-add opportunities
- Both paint interior walls — enhances appearance and value ↑
- Both replace kitchen backsplash — improves functionality and aesthetics ↑
- Both replace bathroom vanity — enhances functionality and aesthetics ↑
ⓘ 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.
D
Composite school gradezoned avg 51/100
Zoned Schools
Elementary
President Abraham Lincoln Elementary School
C-
HI #46/183
Nat'l #11,263/41,679
Middle
Robert Louis Stevenson Middle School
D
HI #10/42
Nat'l #5,067/14,009
High
President Theodore Roosevelt High School
C
HI #3/43
Nat'l #4,077/17,239
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)
- 43,747
- Household income
- $95,947
- 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
- Highly diverse neighborhood (Simpson 0.72)
- Race & ethnicity
- Asian 48% White 21% Two or more races 20% Pacific Islander 7% Hispanic / Latino 5% Black 1%
- Hispanic origin (detail)
- Mexican 2% Puerto Rican 1%
- Common ancestry
- Russian 2% Lithuanian 1% Romanian 1%
- Foreign-born
- 20% · South Korea, China, Vietnam
- Languages at home
- 73% English-only · Other Asian/Pacific 11% Chinese 4% Korean 3%
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
- ▲ 2.71%
- Current HPI
- 273.9456
- Rent YoY
- ▲ 5.35%
- Metro
- Urban Honolulu, HI
- State GDP YoY
- —
- F500 in state
- 0
Price history
1 event — show timeline
- 2026-05-14 Listed $288,000 HiCentral MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…