78-6929 Mamalahoa Hwy · Honalo, HI 96725

$499,000

3 bd · 2.0 ba · 2,112 sqft · SingleFamily public records · 44 Days on market

Built 1973 0.70 ac lot $236/sqft · 66% below area

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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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Appreciation +4.0/10.0
• Schools +3.7/10.0
• 1% rule +2.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check this out, alot of house for the money! Spacious home with plenty of privacy. 3 bedroom 2 bath on the upper level with screened in lanai with some ocean views, extra room could be den or another bedroom with separate entrance. The lower level is a 2 bedroom 1 bath, and another area with lots of extra storage. Great elevation with cool breezes and great location for easy to drive to Keauhou or Kailua Kona.

Key facts

• Mature vegetation
• Flex rooms
• Granite countertops

Tags

• MATURE VEGETATION
• MATURE TREES
• SHARED DRIVEWAY
• DISTINCT LIVING AREAS
• FLEX ROOMS
• GRANITE COUNTERTOPS

Property features AI

Finance

• Financial info: Not in use as a short-term vacation rental

Exterior

• Parking: Covered parking; 2 carport spaces
• Utilities: Electricity available; Public water; Cesspool sewer; Solid waste disposal: other
• Construction: No unpermitted improvements reported
• Exterior features: Road/street frontage; Leasehold land tenure; Located in Lava Zone 4; Zoned RA-.5A; Ownership: full

Interior

• Flooring: Ceramic tile
• Bathrooms: 3 full bathrooms
• Interior features: Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $390k (21.8% below list).
• Recommended offer: $390k (21.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#143 in HI) — a working-class tenant base; expect higher turnover. Strengths: housing B; Watch: health & safety C-, schools D-, amenities 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: 32 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 (-2.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $10k 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 44 days — a 3% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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.
• Current owner paid $205k; list at $499k implies a 143% gain — meaningful room to come down on a strong offer.

Recommended offer $390,415 (21.8% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (median comp): $1,484,760
• List price: $499,000
• Delta: -66.39%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
78-7238 Puupele Rd	0.45mi	2/2.5 (-1)	2,247 (+6%)	9mo	$1,800,000	$801	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.62×
• Total profit: $-52,774
• Equity at exit: $97,939

10-year hold

• IRR: -1.7%
• Equity multiple: 0.86×
• Total profit: $-19,127
• Equity at exit: $84,677

Cash invested: $139,720 (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 96725

• Home prices YoY: -1.1%
• Active inventory: 32
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,904 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$162 /mo · $1,949/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$820
• Net cashflow: $97

Break-even live

Break-even rent $3,781

Max offer price $499,000

Occupancy floor 93%

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $499,000 Active 44 DOM
2. 2026-06-17
   days on market $499,000 Active 43 DOM
3. 2026-06-16
   days on market $499,000 Active 42 DOM
4. 2026-06-15
   days on market $499,000 Active 41 DOM
5. 2026-06-13
   days on market $499,000 Active 39 DOM
6. 2026-06-13
   days on market $499,000 Active 38 DOM
7. 2026-06-10
   days on market $499,000 Active 36 DOM
8. 2026-06-09
   days on market $499,000 Active 35 DOM
9. 2026-06-08
   days on market $499,000 Active 34 DOM
10. 2026-06-07
    days on market $499,000 Active 33 DOM
11. 2026-06-05
    days on market $499,000 Active 30 DOM
12. 2026-06-03
    days on market $499,000 Active 29 DOM
13. 2026-06-02
    days on market $499,000 Active 28 DOM
14. 2026-06-01
    days on market $499,000 Active 27 DOM
15. 2026-05-31
    days on market $499,000 Active 26 DOM
16. 2026-05-05
    listed $499,000 Active 1799-char remark
17. 2014-04-10
    soldstatus $205,000 413-char remark

    Show marketing remark (413 chars)

    Check this out, alot of house for the money! Spacious home with plenty of privacy. 3 bedroom 2 bath on the upper level with screened in lanai with some ocean views, extra room could be den or another bedroom with separate entrance. The lower level is a 2 bedroom 1 bath, and another area with lots of extra storage. Great elevation with cool breezes and great location for easy to drive to Keauhou or Kailua Kona.

18. 2013-04-08
    listed $249,000 413-char remark

    Show marketing remark (413 chars)

    Check this out, alot of house for the money! Spacious home with plenty of privacy. 3 bedroom 2 bath on the upper level with screened in lanai with some ocean views, extra room could be den or another bedroom with separate entrance. The lower level is a 2 bedroom 1 bath, and another area with lots of extra storage. Great elevation with cool breezes and great location for easy to drive to Keauhou or Kailua Kona.

19. 2011-09-21
    soldstatus $79,340
20. 1999-09-22
    soldstatus $220,000
21. 1987-02-01
    soldstatus $159,000
22. 1981-12-01
    soldstatus $163,000
23. 1979-05-01
    soldstatus $150,000

ⓘ 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: $1,949 · $162/mo
• Projected year-2 tax: $1,949 · $162/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: $46,850
• − Mortgage interest: −$27,952
• − Property taxes: −$1,949
• − Insurance: −$2,495
• − Repairs & maintenance: −$3,748
• − Management: −$3,748
• − Depreciation: −$14,516
• Taxable loss: −$7,559
• Est. tax savings @ 24.0%: +$1,814
• After-tax cash flow: $2,979/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 — Honalo

• Score: 53/100
• State rank: #143
• US rank: #24623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Honalo, HI
• City population: 4,672
• Population (ZIP): 4,672

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 0.80)
• Race & ethnicity: White 39% Two or more races 35% Hispanic / Latino 16% Asian 15% Pacific Islander 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Russian 3% Romanian 2% Italian 2%
• Foreign-born: 12% · Canada
• Languages at home: 86% English-only · Spanish 6% Other Asian/Pacific 5% Korean 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: ▼ -1.96%
• Current HPI: 169.3531
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+232.7% since first listed

8 events — show timeline

• 2026-05-05 Listed $499,000 HI Information Service
• 2014-04-10 Sold (MLS) $205,000 HI Information Service
• 2013-04-08 Listed $249,000 HI Information Service
• 2011-09-21 Sold (Public Records) $79,340 Public Records
• 1999-09-22 Sold (Public Records) $220,000 Public Records
• 1987-02-01 Sold (Public Records) $159,000 Public Records
• 1981-12-01 Sold (Public Records) $163,000 Public Records
• 1979-05-01 Sold (Public Records) $150,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,949 · +5.0% YoY. Source: county tax records.