11-3290 Mokuna St · Royal Hawaiian Estates, HI 96785

$369,000

3 bd · 2.0 ba · 1,336 sqft · SingleFamily · 62 Days on market

Built 2025 0.44 ac lot $276/sqft · 9% below area Est $405k · 9% under

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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 +11.5/15.0
• Cash flow +5.8/30.0
• Appreciation +5.3/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0

Listing remarks MLS

Welcome to 11-3290 Mokuna Street, a standout new listing in Royal Hawaiian Estates, one of Volcanos fastest growing subdivisions on the Big Island of Hawaii. Situated on a private flag lot, this Volcano home for sale offers added privacy and a peaceful setting surrounded by lush native landscape. The home is positioned toward the front of the approximately 24,000 sq ft lot, leaving a large backyard with endless potential, ideal for gardening, farming, outdoor living, or future expansion. This spacious 3 bedroom, 2 bath home features a thoughtfully designed open layout with a modern kitchen, complete with an oversized island, ample counter space, and a comfortable dining area perfect for entertaining or everyday living. The home offers a blend of comfort and functionality, making it an excellent option for a primary residence, second home, or Hawaii investment property. Located in the cool, elevated climate of Volcano, you’ll enjoy refreshing temperatures and a tranquil environment, just a short drive to Hawaii Volcanoes National Park. Royal Hawaiian Estates is quickly becoming the “new place to be” for buyers seeking Big Island real estate, privacy, and a growing community feel. If you’ve been searching for a home in Volcano Hawaii with land, privacy, and room to grow, this property is a must see.

Key facts

• Private flag lot
• Large backyard
• Modern kitchen

Tags

• PRIVATE FLAG LOT
• LARGE BACKYARD
• LUSH NATIVE LANDSCAPE
• MODERN KITCHEN
• OVERSIZED ISLAND
• COMFORTABLE DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $-746 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (29.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (38.1% below list).
• Recommended offer: $228k (38.1% below list) — sets the bar for 1% rule.

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: 160 active listings in the ZIP; 982 units permitted in Hawaii County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($3k loan paydown + $2k appreciation (0.7% local appreciation)).
• Hawaii County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($347k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $56k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $228,373 (38.1% 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 62 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.62% ✗
• Cap rate: 3.87%
• Cash-on-cash: -8.66%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

• ARV (median comp): $405,000
• List price: $369,000
• Delta: -8.89%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11-3111 Alii Koa St	0.11mi	3/2.0	1,308 (-2%)	9mo	$435,000	$333	84
11-3343 Volcano Rd	0.27mi	3/3.0	1,246 (-7%)	6mo	$395,000	$317	68
11-3122 Alii Kane St	0.55mi	3/2.0	1,304 (-2%)	21mo	$380,000	$291	53
11-3393 Volcano Rd	0.46mi	3/2.0	1,185 (-11%)	10mo	$450,000	$380	52
11-3156 PA Alii St	0.66mi	3/2.0	1,185 (-11%)	0mo	$415,000	$350	50
11-3073 Puolani St	0.52mi	3/3.0	1,246 (-7%)	19mo	$355,000	$285	45

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

Projected returns pro-forma

0.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.55×
• Total profit: $-46,690
• Equity at exit: $119,464

10-year hold

• IRR: -3.3%
• Equity multiple: 0.61×
• Total profit: $-39,821
• Equity at exit: $153,842

Cash invested: $103,320 (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 96785

• Home prices YoY: 0.4%
• Active inventory: 160
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,284 medium
• Mortgage (P&I): −$1,935
• Tax est. 1.5%: −$461 /mo · $5,535/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-746

Break-even live

Break-even rent $3,228

Max offer price $261,063

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   price $369,000 Active 62 DOM
2. 2026-06-18
   days on market $390,000 Active 62 DOM
3. 2026-06-17
   days on market $390,000 Active 61 DOM
4. 2026-06-16
   days on market $390,000 Active 60 DOM
5. 2026-06-15
   days on market $390,000 Active 59 DOM
6. 2026-06-13
   days on market $390,000 Active 57 DOM
7. 2026-06-13
   pricedays on market $390,000 Active 56 DOM
8. 2026-06-10
   days on market $420,000 Active 54 DOM
9. 2026-06-09
   days on market $420,000 Active 53 DOM
10. 2026-06-08
    days on market $420,000 Active 52 DOM
11. 2026-06-07
    days on market $420,000 Active 51 DOM
12. 2026-06-05
    days on market $420,000 Active 48 DOM
13. 2026-06-03
    days on market $420,000 Active 47 DOM
14. 2026-06-02
    days on market $420,000 Active 46 DOM
15. 2026-06-01
    days on market $420,000 Active 45 DOM
16. 2026-05-31
    days on market $420,000 Active 44 DOM
17. 2026-04-09
    listed $425,000 Active 1342-char remark

    Show marketing remark (1342 chars)

    Welcome to 11-3290 Mokuna Street, a standout new listing in Royal Hawaiian Estates, one of Volcanos fastest growing subdivisions on the Big Island of Hawaii. Situated on a private flag lot, this Volcano home for sale offers added privacy and a peaceful setting surrounded by lush native landscape. The home is positioned toward the front of the approximately 24,000 sq ft lot, leaving a large backyard with endless potential, ideal for gardening, farming, outdoor living, or future expansion. This spacious 3 bedroom, 2 bath home features a thoughtfully designed open layout with a modern kitchen, complete with an oversized island, ample counter space, and a comfortable dining area perfect for entertaining or everyday living. The home offers a blend of comfort and functionality, making it an excellent option for a primary residence, second home, or Hawaii investment property. Located in the cool, elevated climate of Volcano, you’ll enjoy refreshing temperatures and a tranquil environment, just a short drive to Hawaii Volcanoes National Park. Royal Hawaiian Estates is quickly becoming the “new place to be” for buyers seeking Big Island real estate, privacy, and a growing community feel. If you’ve been searching for a home in Volcano Hawaii with land, privacy, and room to grow, this property is a must see.

18. 2026-03-30
    historical
19. 2026-01-16
    listed $415,000 Active

ⓘ 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: $27,405
• − Mortgage interest: −$20,670
• − Property taxes: −$5,535
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − Depreciation: −$10,735
• Taxable loss: −$15,764
• Est. tax savings @ 24.0%: +$3,783
• After-tax cash flow: $-5,168/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 — Royal Hawaiian Estates

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Royal Hawaiian Estates, HI
• Population (ZIP): 4,224

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 0.76)
• Race & ethnicity: White 46% Two or more races 39% Hispanic / Latino 16% Pacific Islander 5% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 4%
• Common ancestry: Russian 9% Lithuanian 4% Slovak 4%
• Foreign-born: 2%
• Languages at home: 89% English-only · Other Asian/Pacific 2% Spanish 1% Tagalog/Filipino 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: ▲ 0.66%
• Current HPI: 185.9474
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+2.4% since first listed

3 events — show timeline

• 2026-04-09 Listed $425,000 HI Information Service
• 2026-03-30 Listing Removed — HI Information Service
• 2026-01-16 Listed $415,000 HI Information Service