58 Keaau 9 1/2 Mile Cp · Keaau, HI 96749

$150,000

2 bd · 1.0 ba · 858 sqft · SingleFamily · 109 Days on market

Built 1920 Poor condition 4,100 sqft lot $175/sqft · 48% below area Est $288k · 48% under ↓ 6% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Appreciation +5.5/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

1920 built home available in 9 1/2 Mile Camp. Property is located within a half mile of shopping, dining, gas, schools, park and other amenities. On county water and regular electric.

Key facts

• County water
• Half mile shopping
• Half mile gas

Tags

• HALF MILE SHOPPING
• HALF MILE DINING
• HALF MILE GAS
• HALF MILE SCHOOLS
• HALF MILE PARK
• COUNTY WATER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#24 in HI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A+; Watch: schools D, 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.
• Market conditions: 189 active listings in the ZIP; solid renter incomes; 982 units permitted in Hawaii County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $1k appreciation (0.9% local appreciation)).
• Hawaii County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.40% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.75%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (median comp): $287,910
• List price: $150,000
• Delta: -47.90%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

0.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.00×
• Total profit: $41,906
• Equity at exit: $50,678

10-year hold

• IRR: 22.8%
• Equity multiple: 3.74×
• Total profit: $115,125
• Equity at exit: $66,938

Cash invested: $42,000 (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 96749

• Home prices YoY: 0.5%
• Active inventory: 189
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,099 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $621

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 65%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $150,000 Active 109 DOM
2. 2026-06-17
   days on market $150,000 Active 108 DOM
3. 2026-06-16
   days on market $150,000 Active 107 DOM
4. 2026-06-15
   days on market $150,000 Active 106 DOM
5. 2026-06-13
   days on market $150,000 Active 104 DOM
6. 2026-06-13
   days on market $150,000 Active 103 DOM
7. 2026-06-10
   days on market $150,000 Active 101 DOM
8. 2026-06-09
   days on market $150,000 Active 100 DOM
9. 2026-06-08
   days on market $150,000 Active 99 DOM
10. 2026-06-07
    days on market $150,000 Active 98 DOM
11. 2026-06-05
    days on market $150,000 Active 95 DOM
12. 2026-06-03
    days on market $150,000 Active 94 DOM
13. 2026-06-02
    days on market $150,000 Active 93 DOM
14. 2026-06-01
    days on market $150,000 Active 92 DOM
15. 2026-05-31
    days on market $150,000 Active 91 DOM
16. 2026-04-02
    price $150,000 183-char remark

    Show marketing remark (183 chars)

    1920 built home available in 9 1/2 Mile Camp. Property is located within a half mile of shopping, dining, gas, schools, park and other amenities. On county water and regular electric.

17. 2026-02-27
    listed $160,000 Active 183-char remark

    Show marketing remark (183 chars)

    1920 built home available in 9 1/2 Mile Camp. Property is located within a half mile of shopping, dining, gas, schools, park and other amenities. On county water and regular electric.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $25,183
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − Depreciation: −$4,364
• Taxable income: $5,387
• Est. tax owed @ 24.0%: −$1,293
• After-tax cash flow: $6,162/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 · 12 photos

Poor 20/100 Extensive rehab

This 1920-built home requires extensive repairs and updates to become move-in ready. Immediate attention is needed to address structural issues and improve the living environment.

Repairs flagged

• Major Exposed ceiling — Structural damage
• Major Missing cabinets — No storage
• Major Dirty floor — Unhygienic

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace missing cabinets — Provides storage and improves functionality
• Both Clean and re-lay flooring — Improves hygiene and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed ceiling · Structural damage	Major	$15,000–50,000
Missing cabinets · No storage	Major	$15,000–50,000
Dirty floor · Unhygienic	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace missing cabinets — Provides storage and improves functionality ↑
• Both Clean and re-lay flooring — Improves hygiene and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Keaau

• Score: 71/100
• State rank: #24
• US rank: #7285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Keaau, HI
• County: Hawaii County · 119,311 people
• City population: 19,132
• Metro: Hilo, HI
• Population (ZIP): 19,132
• Household income: $85,399
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 290.0

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 0.87)
• Race & ethnicity: Two or more races 33% White 24% Asian 22% Pacific Islander 14% Hispanic / Latino 13% Black 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3%
• Common ancestry: Russian 9% Lithuanian 3% Italian 2%
• Foreign-born: 14% · Vietnam, Canada
• Languages at home: 73% English-only · Other Asian/Pacific 15% Vietnamese 2% Spanish 2%

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: ▲ 0.93%
• Current HPI: 183.9836
• Rent YoY: —
• Metro: Hilo, HI
• State GDP YoY: —
• F500 in state: 0

Price history

-6.2% since first listed

2 events — show timeline

• 2026-04-02 Price Changed $150,000 HI Information Service
• 2026-02-27 Listed $160,000 HI Information Service