13-3360 Kupono St · Leilani Estates, HI 96778

$265,000

2 bd · 2.0 ba · 1,408 sqft · SingleFamily · 58 Days on market

Built 2018 1.00 ac lot $188/sqft · 17% below area Est $319k · 17% under $10/mo HOA ↓ 23% since listing

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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 +9.5/30.0
• Schools +3.7/10.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2 bedroom, 2 bath never lived in 1408sf home was started in 2018 and finaled 9-20-2024. Kenmore dishwasher, elite Fridge, gas with convection oven stove, above range microwave, washer dryer series 200; Koa slab island, 10,000 gal catchment tank with cover; 3 ceiling fans, 4 smoke detectors, laminate wood flooring throughout. 352' front lanai, 10x12 tool shed. 13-3360 Kupono St is in Lava Zone 1, Flood Zone X and is at 727 ft elevation. For 360 go to https://leilanirealestate.com/360/MLS729079/index. html

Key facts

• Elite fridge
• Kenmore dishwasher
• Koa slab island

Tags

• KENMORE DISHWASHER
• ELITE FRIDGE
• GAS WITH CONVECTION OVEN STOVE
• ABOVE RANGE MICROWAVE
• WASHER DRYER SERIES 200
• KOA SLAB ISLAND

Property features AI

Finance

• Other: Lava zone: 1; Full ownership indicated
• Financial info: Not used as a short-term vacation rental
• HOA & community: Association fee: $10

Exterior

• Parking: Unassigned parking
• Utilities: Electricity available; Catchment water; Cesspool sewer; No solid waste disposal service listed
• Home design: Fee simple ownership; Zoned A-1A; Not in an agriculture-dedicated zone; No unpermitted improvements reported; Located on paved road
• Exterior features: Interior lot; Graded topography

Interior

• Kitchen: Microwave; Oven
• Flooring: Laminate
• Bathrooms: 2 total bathrooms (2 full)
• Interior features: Laminate flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (20.8% below list).
• Recommended offer: $210k (20.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#144 in HI) — a working-class tenant base; expect higher turnover. Strengths: crime A+; Watch: health & safety C-, amenities F, commute 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: Keonepoko Elementary School (math 8% / reading 24%, grade F, #169 of 183 statewide, top 93%, 562 students, 75% FRL); Pahoa High & Intermediate School (math 17% / reading 42%, grade F, #35 of 43 statewide, top 86%, 723 students, 74% FRL) — zoned schools average 75% FRL vs 39% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 41% district-wide (-18 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: 388 active listings in the ZIP; 982 units permitted in Hawaii County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Hawaii County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.

Recommended offer $209,848 (20.8% 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 58 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.97%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

• ARV (median comp): $318,817
• List price: $265,000
• Delta: -16.88%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13-3303 Moku St	0.17mi	3/2.0 (+1)	1,420 (+1%)	2mo	$450,000	$317	84
13-3403 Kumakahi St	0.64mi	2/2.0	1,340 (-5%)	10mo	$194,900	$145	54

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: -21.2%
• Equity multiple: 0.26×
• Total profit: $-54,594
• Equity at exit: $39,512

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-62,439
• Equity at exit: $22,912

Cash invested: $74,200 (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 96778

• Home prices YoY: -15.3%
• Active inventory: 388
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,098 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$10
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-184

Break-even live

Break-even rent $2,331

Max offer price $238,440

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-92	+0% $-184	+5% $-275	+10% $-367
Rent	-10% $-349	-5% $-266	+0% $-184	+5% $-101	+10% $-18
Rate	-1.0pp $-50	-0.5pp $-116	base $-184	+0.5pp $-252	+1.0pp $-322

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: gas

Listing history 27 events

1. 2026-06-21
   days on market $265,000 Active 58 DOM
2. 2026-06-18
   days on market $265,000 Active 55 DOM
3. 2026-06-17
   pricedays on market $265,000 Active 54 DOM
4. 2026-06-16
   days on market $275,000 Active 53 DOM
5. 2026-06-15
   days on market $275,000 Active 52 DOM
6. 2026-06-13
   days on market $275,000 Active 50 DOM
7. 2026-06-13
   days on market $275,000 Active 49 DOM
8. 2026-06-10
   days on market $275,000 Active 47 DOM
9. 2026-06-09
   days on market $275,000 Active 46 DOM
10. 2026-06-08
    days on market $275,000 Active 45 DOM
11. 2026-06-07
    days on market $275,000 Active 44 DOM
12. 2026-06-05
    days on market $275,000 Active 41 DOM
13. 2026-06-03
    days on market $275,000 Active 40 DOM
14. 2026-06-02
    days on market $275,000 Active 39 DOM
15. 2026-06-01
    days on market $275,000 Active 38 DOM
16. 2026-05-31
    days on market $275,000 Active 37 DOM
17. 2026-03-25
    listed $275,000 Active 514-char remark
18. 2025-06-01
    status Active
19. 2025-05-31
    historical
20. 2025-04-13
    status Active
21. 2025-04-13
    price $285,000
22. 2025-04-11
    historical Active Under Contract
23. 2024-05-19
    status Active
24. 2024-05-19
    price $293,000
25. 2024-03-12
    historical Contingent
26. 2023-02-01
    listed $345,678 Active
27. 2022-04-14
    listed $345,678

ⓘ 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: $25,182
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − HOA: −$120
• − Depreciation: −$7,709
• Taxable loss: −$6,820
• Est. tax savings @ 24.0%: +$1,637
• After-tax cash flow: $-566/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 — Leilani Estates

• Score: 52/100
• State rank: #144
• US rank: #24982

Category grades

Amenities F Commute F Cost of living D- Crime A+ Employment F Housing D- Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leilani Estates, HI
• Population (ZIP): 14,225

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.82)
• Race & ethnicity: White 37% Two or more races 30% Hispanic / Latino 15% Pacific Islander 15% Asian 12%
• Hispanic origin (detail): Mexican 4% Puerto Rican 9%
• Common ancestry: Russian 7% Italian 3% Romanian 3%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 77% English-only · Other Asian/Pacific 11% Tagalog/Filipino 1% Russian/Polish/Slavic 1%

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: ▼ -31.52%
• Current HPI: 173.8168
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-23.3% since first listed

12 events — show timeline

• 2026-06-17 Price Changed $265,000 HI Information Service
• 2026-03-25 Listed $275,000 HI Information Service
• 2025-06-01 Relisted — HI Information Service
• 2025-05-31 Listing Removed — HI Information Service
• 2025-04-13 Relisted — HI Information Service
• 2025-04-13 Price Changed $285,000 HI Information Service
• 2025-04-11 Contingent — HI Information Service
• 2024-05-19 Relisted — HI Information Service
• 2024-05-19 Price Changed $293,000 HI Information Service
• 2024-03-12 Contingent — HI Information Service
• 2023-02-01 Listed $345,678 HI Information Service
• 2022-04-14 Listed $345,678 HI Information Service