1415 Victoria St #211 · Urban Honolulu, HI 96822

$330,000

1 bd · 1.0 ba · 539 sqft · Condo public records · 136 Days on market

Built 1961 $706/mo HOA · 23% 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).

• Cash flow +8.7/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• 1% rule +4.2/10.0
• Rent growth +3.8/5.0
• Schools +3.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Welcome to Town House unit #211, located in the heart of Makiki at 1415 Victoria Street! This well-situated 1-bed 1 bath 1-parking unit offers the perfect blend of urban convenience and residential comfort with 539 sqft of living and a 97 sqft outdoor lanai and on a lower floor with less street noise. Enjoy easy access to Downtown Honolulu, Ala Moana, Kaka'ako, shopping, dining, and major freeway routes, all just minutes away. The building features a secure and well-maintained environment, laundry on each floor, a 24 hour rooftop swimming pool and bbq area, and low maintenance fees, making it an excellent opportunity for owner-occupants or investors alike. Experience city living with a neighborhood feel in one of Honolulu’s most central and sought-after locations. Schedule your showing today!

Key facts

• Central location
• Bbq area
• Outdoor lanai

Tags

• OUTDOOR LANAI
• ROOFTOP SWIMMING POOL
• BBQ AREA
• LAUNDRY ON EACH FLOOR
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $330k.

Deal economics

• At list price, monthly cash flow is $-277 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (8.3% below list).
• Recommended offer: $281k (14.8% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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 fast (+5.3%/yr); 177 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• 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 $11k of equity ($2k loan paydown + $9k 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $281,047 (14.8% 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 136 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — 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: 0.92% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.71% appreciation · 5.35% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.27×
• Total profit: $24,656
• Equity at exit: $143,009

10-year hold

• IRR: 9.3%
• Equity multiple: 2.42×
• Total profit: $131,135
• Equity at exit: $216,303

Cash invested: $92,400 (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 96822

• Home prices YoY: 1.0%
• Rents YoY: 5.3%
• Active inventory: 177
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,025 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$138
• HOA: −$706
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $-277

Break-even live

Break-even rent $3,376

Max offer price $281,047

Occupancy floor —

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	24d	1	0.35mi
1535 Pensacola St #209 Honolulu, HI	1.0	1.0	493	$2,700	$5.48	2d	1	0.35mi
801 S King St Honolulu, HI	1.0	1.0	671	$2,895	$4.31	17d	1	0.43mi
1401 Lusitana St #504 Honolulu, HI	1.0	1.0	527	$2,700	$5.12	24d	1	0.45mi
888 Kapiolani Blvd Honolulu, HI	1.0–3.0	1.0–3.0	1162	$3,500	$3.01	3d	4	0.57mi
1315 Liona St Honolulu, HI	1.0	1.0	606	$3,950	$6.52	20d	1	0.62mi
909 Kapiolani Blvd Honolulu, HI	1.0–2.0	1.0–2.0	790	$2,700	$3.42	3d	2	0.65mi
1717 Mott-Smith Dr #2403 Honolulu, HI	1.0	1.0	644	$2,700	$4.19	24d	1	0.67mi
1009 Kapiolani Blvd Honolulu, HI	2.0	2.0	730	$3,198	$4.38	2d	2	0.70mi
1009 Kapiolani Blvd Honolulu, HI	2.0	2.0	745	$3,400	$4.56	24d	2	0.70mi
1296 Kapiolani Blvd Honolulu, HI	1.0–3.0	1.0–2.0	974	$2,900	$2.98	14d	2	0.71mi
600 Queen St Honolulu, HI	1.0–2.0	1.0–2.0	847	$2,700	$3.19	3d	1	0.72mi
1515 Liona St #4407 Honolulu, HI	1.0	1.0	606	$3,750	$6.19	3d	1	0.75mi
1500 Rycroft St Unit 1904 Honolulu, HI	1.0	1.0	564	$3,400	$6.03	17d	1	0.78mi
1500 Rycroft St Unit 2306R Honolulu, HI	1.0	1.0	563	$4,000	$7.10	44d	1	0.78mi
1500 Rycroft St Unit 3005R Honolulu, HI	1.0	1.0	523	$3,200	$6.12	20d	1	0.78mi
1500 Rycroft St Unit 1509R Honolulu, HI	—	1.0	416	$3,000	$7.21	24d	1	0.78mi
1500 Rycroft St Unit 2304 Honolulu, HI	1.0	1.0	569	$3,200	$5.62	24d	1	0.78mi
1500 Rycroft St Unit 2607R Honolulu, HI	1.0	1.0	618	$3,500	$5.66	24d	1	0.78mi
1500 Rycroft St Unit 3903 Honolulu, HI	1.0	1.0	571	$3,750	$6.57	24d	1	0.78mi
1500 Rycroft St Honolulu, HI	1.0	1.0	523	$3,200	$6.12	17d	1	0.78mi
987 Queen St Honolulu, HI	2.0	1.0–2.0	554	$3,925	$7.08	17d	9	0.79mi
987 Queen St Honolulu, HI	1.0	1.0	606	$3,975	$6.56	44d	2	0.79mi
987 Queen St Honolulu, HI	1.0	1.0	453	$3,800	$8.39	10d	9	0.79mi
987 Queen St Honolulu, HI	2.0	1.0–2.0	554	$4,000	$7.22	16d	8	0.79mi
1314 Kalakaua Ave Honolulu, HI	2.0	1.0–2.0	773	$4,675	$6.04	24d	3	0.80mi
988 Halekauwila St #906 Honolulu, HI	2.0	2.0	744	$3,500	$4.70	12d	1	0.82mi
988 Halekauwila St Honolulu, HI	1.0	1.0	511	$2,700	$5.28	3d	1	0.82mi
1133 Waimanu St #1808 Honolulu, HI	1.0	1.0	556	$2,800	$5.04	12d	1	0.82mi
1133 Waimanu St #405 Honolulu, HI	1.0	1.0	550	$2,700	$4.91	3d	1	0.82mi
988 Halekauwila St Honolulu, HI	2.0	2.0	738	$3,600	$4.88	16d	1	0.82mi
988 Halekauwila St Unit Ke Kilohana Honolulu, HI	2.0	2.0	739	$3,700	$5.01	10d	1	0.82mi
1388 Kapiolani Blvd #2903 Honolulu, HI	1.0	1.0	574	$3,500	$6.10	10d	1	0.84mi
1388 Kapiolani Blvd #4205 Honolulu, HI	1.0	1.0	567	$4,500	$7.94	44d	1	0.84mi
1388 Kapiolani Blvd #2703 Honolulu, HI	1.0	1.0	574	$3,500	$6.10	24d	1	0.84mi
1388 Kapiolani Blvd Unit 3910 Honolulu, HI	1.0	1.0	619	$4,000	$6.46	3d	1	0.84mi
333 Ward Ave #1306 Honolulu, HI	1.0	1.0	749	$4,600	$6.14	3d	1	0.85mi
333 Ward Ave #2209 Honolulu, HI	1.0	1.0	563	$4,200	$7.46	16d	1	0.85mi
333 Ward Ave #1709 Honolulu, HI	1.0	1.0	565	$4,000	$7.08	10d	1	0.85mi
333 Ward Ave #2909 Honolulu, HI	1.0	1.0	565	$3,900	$6.90	3d	1	0.85mi

HOA detail condo

• Monthly dues: $706 · $8,472/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-05
   days on market $330,000 Active 136 DOM
2. 2026-06-03
   days on market $330,000 Active 135 DOM
3. 2026-06-02
   days on market $330,000 Active 134 DOM
4. 2026-06-01
   days on market $330,000 Active 133 DOM
5. 2026-05-31
   days on market $330,000 Active 132 DOM
6. 2026-05-16
   price $330,000 809-char remark

   Show marketing remark (809 chars)

   Welcome to Town House unit #211, located in the heart of Makiki at 1415 Victoria Street! This well-situated 1-bed 1 bath 1-parking unit offers the perfect blend of urban convenience and residential comfort with 539 sqft of living and a 97 sqft outdoor lanai and on a lower floor with less street noise. Enjoy easy access to Downtown Honolulu, Ala Moana, Kaka'ako, shopping, dining, and major freeway routes, all just minutes away. The building features a secure and well-maintained environment, laundry on each floor, a 24 hour rooftop swimming pool and bbq area, and low maintenance fees, making it an excellent opportunity for owner-occupants or investors alike. Experience city living with a neighborhood feel in one of Honolulu’s most central and sought-after locations. Schedule your showing today!

7. 2026-01-19
   listed $340,000 Active 809-char remark

   Show marketing remark (809 chars)

   Welcome to Town House unit #211, located in the heart of Makiki at 1415 Victoria Street! This well-situated 1-bed 1 bath 1-parking unit offers the perfect blend of urban convenience and residential comfort with 539 sqft of living and a 97 sqft outdoor lanai and on a lower floor with less street noise. Enjoy easy access to Downtown Honolulu, Ala Moana, Kaka'ako, shopping, dining, and major freeway routes, all just minutes away. The building features a secure and well-maintained environment, laundry on each floor, a 24 hour rooftop swimming pool and bbq area, and low maintenance fees, making it an excellent opportunity for owner-occupants or investors alike. Experience city living with a neighborhood feel in one of Honolulu’s most central and sought-after locations. Schedule your showing today!

8. 2019-07-24
   soldstatus $335,000 Sold 677-char remark

   Show marketing remark (677 chars)

   1 Bedroom, 1 Bathroom, 1 Parking. 1 GREAT home! Popular, Pet- Friendly, the Town House-close to Ward Avenue, shops, hospital, and more is an extremely sought after place to live. With only 2 sales in the past year for one bedrooms units, come and see why people do not want to move away. The home has a well thought out floor plan with a full size kitchen, lanai with hurricane shutters, gorgeous porcelain tile floors, remodeled bathroom, and an enormous storage room/pantry. The roof top amenities are top notch and the pool is always open! You will be hard pressed to get this type of package under $350,000 so please make your appointment today to see it before it's gone.

9. 2019-05-21
   listed $340,000 Active 677-char remark

   Show marketing remark (677 chars)

   1 Bedroom, 1 Bathroom, 1 Parking. 1 GREAT home! Popular, Pet- Friendly, the Town House-close to Ward Avenue, shops, hospital, and more is an extremely sought after place to live. With only 2 sales in the past year for one bedrooms units, come and see why people do not want to move away. The home has a well thought out floor plan with a full size kitchen, lanai with hurricane shutters, gorgeous porcelain tile floors, remodeled bathroom, and an enormous storage room/pantry. The roof top amenities are top notch and the pool is always open! You will be hard pressed to get this type of package under $350,000 so please make your appointment today to see it before it's gone.

10. 2014-08-27
    soldstatus $290,000
11. 2014-08-27
    soldstatus $290,000
12. 2014-04-23
    listed $300,000
13. 2009-12-18
    soldstatus $270,000
14. 2009-12-18
    soldstatus $270,000
15. 2009-09-29
    listed $275,000
16. 2007-09-05
    soldstatus $175,000
17. 2007-09-05
    soldstatus $175,000
18. 2007-04-26
    listed $195,000
19. 2002-10-22
    soldstatus $139,000
20. 1992-11-18
    soldstatus $2,204,175
21. 1992-11-18
    soldstatus $1,203,600
22. 1980-04-01
    soldstatus $71,700

ⓘ 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: $1,114 · $93/mo
• Projected year-2 tax: $1,114 · $93/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $36,300
• − Mortgage interest: −$18,485
• − Property taxes: −$1,114
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,904
• − Management: −$2,904
• − HOA: −$8,472
• − Depreciation: −$9,600
• Taxable loss: −$8,829
• Est. tax savings @ 24.0%: +$2,119
• After-tax cash flow: $-1,206/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): 43,747
• Household income: $95,947
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 2139.0

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: 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

+360.3% since first listed

17 events — show timeline

• 2026-05-16 Price Changed $330,000 HiCentral MLS
• 2026-01-19 Listed $340,000 HiCentral MLS
• 2019-07-24 Sold (MLS) $335,000 HiCentral MLS
• 2019-05-21 Listed $340,000 HiCentral MLS
• 2014-08-27 Sold (Public Records) $290,000 Public Records
• 2014-08-27 Sold (MLS) $290,000 HiCentral MLS
• 2014-04-23 Listed $300,000 HiCentral MLS
• 2009-12-18 Sold (Public Records) $270,000 Public Records
• 2009-12-18 Sold (MLS) $270,000 HiCentral MLS
• 2009-09-29 Listed $275,000 HiCentral MLS
• 2007-09-05 Sold (Public Records) $175,000 Public Records
• 2007-09-05 Sold (MLS) $175,000 HiCentral MLS
• 2007-04-26 Listed $195,000 HiCentral MLS
• 2002-10-22 Sold (Public Records) $139,000 Public Records
• 1992-11-18 Sold (Public Records) $1,203,600 Public Records
• 1992-11-18 Sold (Public Records) $2,204,175 Public Records
• 1980-04-01 Sold (Public Records) $71,700 Public Records

Property tax history

+7.0%/yr

Latest (2022): $1,114 · -1.8% YoY. Source: county tax records.