1720 Ala Moana Blvd Unit 304A · Urban Honolulu, HI 96815

$98,000

1 bd · 1.0 ba · 588 sqft · Other · 128 Days on market

Built 1961 6,177 sqft lot $792/mo HOA · 26% of rent

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Rent growth +4.0/5.0
• Schools +3.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Quiet and well-maintained cooperative 1-bedroom unit on the 3rd floor of the Tradewinds Hotel. Close to shopping, dining, and commercial conveniences. Maintenance fee includes electricity. Suitable for investors or owner-occupants.

Key facts

• $792 HOA
• Community pool
• Built 1961

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $98k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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 B — 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 (+6.0%/yr); 814 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

Forward outlook

• In year one you build about $3k of equity ($678 loan paydown + $3k appreciation (2.7% local appreciation)).
• Honolulu County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.7% appreciation + 6.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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 $85k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 26% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.16% ✓
• Cap rate: 18.27%
• Cash-on-cash: 42.76%
• DSCR: 2.90
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.74% appreciation · 6.0% rent growth · sell at horizon

5-year hold

• IRR: 34.7%
• Equity multiple: 3.04×
• Total profit: $56,014
• Equity at exit: $42,653

10-year hold

• IRR: 38.1%
• Equity multiple: 7.16×
• Total profit: $169,107
• Equity at exit: $64,656

Cash invested: $27,440 (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 96815

• Home prices YoY: 0.9%
• Rents YoY: 6.0%
• Active inventory: 814
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $3,098 high
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$792
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $551

Break-even live

Break-even rent $2,400

Max offer price $98,000

Occupancy floor 77%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1778 Ala Moana Blvd Unit 1541754P Honolulu, HI	1.0	1.0	721	$4,387	$6.08	14d	1	0.04mi
1765 Ala Moana Blvd #1183 Honolulu, HI	1.0	1.0	440	$3,100	$7.05	3d	1	0.05mi
1778 Ala Moana Blvd #2606 Honolulu, HI	1.0	1.0	724	$2,895	$4.00	3d	1	0.07mi
1778 Ala Moana Blvd #1219 Honolulu, HI	1.0	1.0	724	$4,600	$6.35	23d	1	0.07mi
1778 Ala Moana Blvd #801 Honolulu, HI	1.0	1.0	724	$3,400	$4.70	23d	1	0.07mi
1778 Ala Moana Blvd #3318 Honolulu, HI	1.0	1.0	683	$3,400	$4.98	3d	1	0.07mi
1778 Ala Moana Blvd #1307 Honolulu, HI	1.0	1.0	683	$2,900	$4.25	23d	1	0.07mi
1778 Ala Moana Blvd #1317 Honolulu, HI	1.0	1.0	683	$2,775	$4.06	21d	1	0.07mi
1777 Ala Moana Blvd Unit 1327715P Honolulu, HI	1.0	1.0	495	$5,590	$11.29	43d	1	0.12mi
411 Hobron Ln Honolulu, HI	1.0	1.0	566	$3,575	$6.31	43d	2	0.16mi
411 Hobron Ln Honolulu, HI	1.0	1.0	575	$3,322	$5.78	3d	4	0.16mi
411 Hobron Ln Honolulu, HI	1.0	1.0	575	$3,475	$6.04	44d	3	0.16mi
411 Hobron Ln Unit 1327718P Honolulu, HI	1.0	1.0	538	$3,558	$6.61	11d	1	0.17mi
419A Atkinson Dr Honolulu, HI	2.0	1.0	664	$2,698	$4.06	17d	2	0.19mi
419A Atkinson Dr #1103 Honolulu, HI	2.0	1.0	664	$2,700	$4.07	16d	1	0.19mi
400 Hobron Ln #2712 Honolulu, HI	1.0	1.0	582	$2,700	$4.64	11d	1	0.21mi
425 Ena Rd Unit 204C Honolulu, HI	1.0	1.0	600	$2,700	$4.50	23d	1	0.23mi
475 Atkinson Dr Honolulu, HI	1.0–2.0	1.0	798	$2,600	$3.26	21d	3	0.27mi
475 Atkinson Dr Honolulu, HI	1.0–2.0	1.0	855	$2,700	$3.16	23d	2	0.27mi
1861 Kapiolani Blvd Unit C Honolulu, HI	1.0	1.0	525	$2,700	$5.14	21d	1	0.40mi
1655 Makaloa St #1510 Honolulu, HI	1.0	1.0	500	$2,600	$5.20	21d	1	0.44mi
2045 Kalakaua Ave Honolulu, HI	1.0	1.0	657	$4,200	$6.39	43d	1	0.47mi
440 Olohana St Unit 1327703P Honolulu, HI	1.0	1.0	355	$4,055	$11.42	11d	1	0.58mi
440 Olohana St Unit 1327711P Honolulu, HI	1.0	1.0	355	$3,741	$10.54	2d	1	0.58mi
629 Keeaumoku St Honolulu, HI	1.0–2.0	1.0–2.0	923	$3,400	$3.68	17d	2	0.59mi
629 Keeaumoku St Honolulu, HI	1.0	1.0	618	$3,350	$5.42	2d	2	0.59mi
629 Keeaumoku St Honolulu, HI	1.0–2.0	1.0–2.0	919	$3,500	$3.81	43d	2	0.59mi
1391 Kapiolani Blvd Honolulu, HI	1.0–3.0	1.0–2.0	971	$3,500	$3.60	3d	2	0.61mi
1388 Kapiolani Blvd Unit 3910 Honolulu, HI	1.0	1.0	619	$4,000	$6.46	3d	1	0.63mi
1388 Kapiolani Blvd #2703 Honolulu, HI	1.0	1.0	574	$3,500	$6.10	23d	1	0.64mi
1388 Kapiolani Blvd #2903 Honolulu, HI	1.0	1.0	574	$3,500	$6.10	10d	1	0.64mi
1388 Kapiolani Blvd #4205 Honolulu, HI	1.0	1.0	567	$4,500	$7.94	43d	1	0.64mi
223 Saratoga Rd #1012 Honolulu, HI	—	1.0	559	$2,700	$4.83	17d	1	0.64mi
2140 Khi AVE Unit 2306 Honolulu, HI	1.0	1.0	553	$2,700	$4.88	17d	1	0.67mi
2140 Khi AVE Unit 2006 Honolulu, HI	1.0	1.0	553	$3,400	$6.15	3d	1	0.67mi
2140 Khi AVE Unit 803 Honolulu, HI	—	1.0	460	$4,990	$10.85	43d	1	0.67mi
2140 Khi Ave Honolulu, HI	1.0	1.0	577	$4,500	$7.80	23d	1	0.68mi
2140 Khi Ave. unit Ph 2506 Honolulu, HI	1.0	1.0	678	$3,200	$4.72	14d	1	0.68mi
2333 Kapiolani Blvd Unit 1008B Honolulu, HI	2.0	1.0	600	$2,700	$4.50	23d	1	0.69mi
2121 Ala Wai Blvd Honolulu, HI	2.0	1.0–3.0	1006	$4,400	$4.37	10d	1	0.71mi

HOA detail

• Monthly dues: $792 · $9,504/yr
• Likely covers: electric

Listing history 27 events

1. 2026-06-10
   days on market $98,000 Active 128 DOM
2. 2026-06-09
   days on market $98,000 Active 127 DOM
3. 2026-06-08
   days on market $98,000 Active 126 DOM
4. 2026-06-07
   days on market $98,000 Active 125 DOM
5. 2026-06-05
   days on market $98,000 Active 122 DOM
6. 2026-06-03
   days on market $98,000 Active 121 DOM
7. 2026-06-02
   days on market $98,000 Active 120 DOM
8. 2026-06-01
   days on market $98,000 Active 119 DOM
9. 2026-05-31
   days on market $98,000 Active 118 DOM
10. 2026-04-09
    status Active 231-char remark

    Show marketing remark (231 chars)

    Quiet and well-maintained cooperative 1-bedroom unit on the 3rd floor of the Tradewinds Hotel. Close to shopping, dining, and commercial conveniences. Maintenance fee includes electricity. Suitable for investors or owner-occupants.

11. 2026-04-08
    historical Active Under Contract 231-char remark

    Show marketing remark (231 chars)

    Quiet and well-maintained cooperative 1-bedroom unit on the 3rd floor of the Tradewinds Hotel. Close to shopping, dining, and commercial conveniences. Maintenance fee includes electricity. Suitable for investors or owner-occupants.

12. 2026-03-22
    status Active 231-char remark

    Show marketing remark (231 chars)

    Quiet and well-maintained cooperative 1-bedroom unit on the 3rd floor of the Tradewinds Hotel. Close to shopping, dining, and commercial conveniences. Maintenance fee includes electricity. Suitable for investors or owner-occupants.

13. 2026-02-10
    historical Active Under Contract 231-char remark

    Show marketing remark (231 chars)

    Quiet and well-maintained cooperative 1-bedroom unit on the 3rd floor of the Tradewinds Hotel. Close to shopping, dining, and commercial conveniences. Maintenance fee includes electricity. Suitable for investors or owner-occupants.

14. 2026-02-01
    listed $98,000 Active 231-char remark

    Show marketing remark (231 chars)

    Quiet and well-maintained cooperative 1-bedroom unit on the 3rd floor of the Tradewinds Hotel. Close to shopping, dining, and commercial conveniences. Maintenance fee includes electricity. Suitable for investors or owner-occupants.

15. 2021-09-28
    soldstatus $85,000 Sold 194-char remark

    Show marketing remark (194 chars)

    Super LOCATION! Walk to beach. Ala Moana Shopping Center, and Restaurants. Amenities include Security, BBQ Area and Swimming Pool and Community Laundry. ! Sold in "AS-IS" condition

16. 2021-08-13
    status Pending 194-char remark

    Show marketing remark (194 chars)

    Super LOCATION! Walk to beach. Ala Moana Shopping Center, and Restaurants. Amenities include Security, BBQ Area and Swimming Pool and Community Laundry. ! Sold in "AS-IS" condition

17. 2021-07-27
    price $85,000 194-char remark

    Show marketing remark (194 chars)

    Super LOCATION! Walk to beach. Ala Moana Shopping Center, and Restaurants. Amenities include Security, BBQ Area and Swimming Pool and Community Laundry. ! Sold in "AS-IS" condition

18. 2020-10-27
    listed $99,000 Active 194-char remark

    Show marketing remark (194 chars)

    Super LOCATION! Walk to beach. Ala Moana Shopping Center, and Restaurants. Amenities include Security, BBQ Area and Swimming Pool and Community Laundry. ! Sold in "AS-IS" condition

19. 2019-08-07
    historical
20. 2019-02-07
    listed $115,000 Active
21. 2019-01-28
    historical
22. 2018-10-30
    listed $115,000 Active
23. 2017-07-31
    soldstatus $67,000
24. 2017-07-15
    historical
25. 2017-06-16
    status Pending
26. 2017-05-16
    price $75,000
27. 2017-03-13
    listed $80,000 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 7/10 Severe FEMA zone AE · 82% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $37,170
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$5,608
• − Repairs & maintenance: −$2,974
• − Management: −$2,974
• − HOA: −$9,504
• − Depreciation: −$2,851
• Taxable income: $6,300
• Est. tax owed @ 24.0%: −$1,512
• After-tax cash flow: $5,103/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): 27,530
• Household income: $77,096
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 2422.0

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 0.71)
• Race & ethnicity: Asian 41% White 35% Two or more races 16% Hispanic / Latino 6% Pacific Islander 4% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 30% · China, South Korea, Canada
• Languages at home: 66% English-only · Other Asian/Pacific 15% Chinese 5% 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: ▲ 2.74%
• Current HPI: 291.9404
• Rent YoY: ▲ 6.00%
• Metro: Urban Honolulu, HI
• State GDP YoY: —
• F500 in state: 0

Price history

+22.5% since first listed

18 events — show timeline

• 2026-04-09 Relisted — HiCentral MLS
• 2026-04-08 Contingent — HiCentral MLS
• 2026-03-22 Relisted — HiCentral MLS
• 2026-02-10 Contingent — HiCentral MLS
• 2026-02-01 Listed $98,000 HiCentral MLS
• 2021-09-28 Sold (MLS) $85,000 HiCentral MLS
• 2021-08-13 Pending — HiCentral MLS
• 2021-07-27 Price Changed $85,000 HiCentral MLS
• 2020-10-27 Listed $99,000 HiCentral MLS
• 2019-08-07 Listing Removed — HiCentral MLS
• 2019-02-07 Listed $115,000 HiCentral MLS
• 2019-01-28 Listing Removed — HiCentral MLS
• 2018-10-30 Listed $115,000 HiCentral MLS
• 2017-07-31 Sold (Public Records) $67,000 Public Records
• 2017-07-15 Listing Removed — HiCentral MLS
• 2017-06-16 Pending — HiCentral MLS
• 2017-05-16 Price Changed $75,000 HiCentral MLS
• 2017-03-13 Listed $80,000 HiCentral MLS