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92-9024 Paradise Pkwy
A- Composite 80.1
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 +9.7/10.0
  • Appreciation +5.0/10.0
  • Condition / age +4.0/5.0
  • Rent growth +2.5/5.0
  • Livability +2.4/5.0
  • Schools +1.5/10.0

$185,000

92-9024 Paradise Pkwy · Hawaiian Ocean View, HI 96737
3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 28 Days on market
Built 2025 Good condition 1.00 ac lot $116/sqft · 43% below area Est $326k · 43% under ↓ 24% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

PRICE REDUCED! Experience island living in this new construction 3/2 home located on a wide corner lot in the desirable mid-to-lower section of Hawaiian Ocean View Estates. Set on a full acre, this property offers expansive ocean and South Point views and a thoughtfully designed layout that embraces indoor-outdoor living. The main level features a spacious open floor plan with living, kitchen, and dining areas flowing seamlessly to a lanai and above-ground pool overlooking the ocean. One bedroom and bathroom are conveniently located downstairs.

Key facts

  • Graded driveway
  • Backup battery bank
  • New catchment tank

Tags

GRADED DRIVEWAYLEVEL PAD FOR FUTURE EXPANSIONCOMPREHENSIVE SOLAR SYSTEMBACKUP BATTERY BANKNEW CATCHMENT TANKTANKLESS WATER HEATERS

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/2.0-bath single-family listed at $185k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $873 ($10k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($3k rent vs $185k).
  • Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
  • Cap rate 12.0% vs local median 5.0% in Hawaiian Ocean View — 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 48/100 on livability (#151 in HI) — a working-class tenant base; expect higher turnover. Watch: housing C-, health & safety C-, 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.
  • Zoned schools: Naalehu Elementary School (math 8% / reading 22%, grade F, #171 of 183 statewide, top 94%, 422 students, 70% FRL) — zoned schools average 70% FRL vs 39% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Zoned-school proficiency averages 15% at this address vs 41% district-wide (-26 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: 272 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 982 units permitted in Hawaii County in 2024 (0 in 5+ unit buildings).
  • At $2,724/mo this rent would consume 71% of the median local household income ($46k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

  • In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
  • Hawaii County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
  • At projected returns (3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
  • By year 6, 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 28 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
  • 3 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Recommended offer $182,225 (1.5% below list)

Questions for the listing agent

  1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  2. 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?
  3. 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.
  4. 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.
  5. 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
1.47% ✓
Cap rate
11.96%
Cash-on-cash
20.23%
DSCR
1.90
GRM
5.7

CMA / ARV

ARV (median comp)
$326,443
List price
$185,000
Delta
-31.08%
Verdict
UNDERPRICED
Comps
12 within 1.0 mi
Show comp detail 5 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
92-1916 Hukilau Dr 0.16mi 2/2.5 (-1) 1,688 (+6%) 17mo $460,000 $273 62
92-8778 Lehua Ln 0.63mi 3/2.0 1,508 (-6%) 3mo $255,000 $169 58
92-9064 Lotus Blossom Ln 0.71mi 4/1.0 (+1) 1,596 (-0%) 14mo $145,000 $91 46
92-8821 Orchid Pkwy 1.10mi 3/2.0 1,452 (-9%) 14mo $285,000 $196 38
92-2166 Mahimahi Dr 0.90mi 3/2.0 1,342 (-16%) 13mo $489,000 $364 29

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
26.5%
Equity multiple
2.50×
Total profit
$77,958
Equity at exit
$83,184
10-year hold
IRR
27.2%
Equity multiple
4.85×
Total profit
$199,643
Equity at exit
$128,196

Cash invested: $51,800 (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 →
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
4 active
Months of supply
12.0 mo (8%/mo absorbed)
Median asking
$422,500 ($282/sqft)
Median days on market
116 d
This list price
lowest-priced of the active set
ARV vs active asking
-27.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 96737

Active inventory
272
Price-to-rent
5.7×

Monthly cashflow live

Estimated rent
$2,724 medium interval (Pro) →
Mortgage (P&I)
−$970
Tax est. 1.5%
−$231 /mo · $2,775/yr
Insurance
−$77
HOA
−$0
Vacancy / Maint / Mgmt
−$572
Net cashflow
$873

Break-even live

Break-even rent $1,618
Max offer price $185,000
Occupancy floor 63%

Sensitivity live

Price -10% $1,001 -5% $937 +0% $873 +5% $810 +10% $746
Rent -10% $658 -5% $766 +0% $873 +5% $981 +10% $1,089
Rate -1.0pp $967 -0.5pp $921 base $873 +0.5pp $826 +1.0pp $777

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
$46,250
Closing costs
$5,550
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 2 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
92-1766 Hukilau Dr Ocean View, HI 2.0 2.0 1200 $3,200 $2.67 93d 1 0.90mi
92-2224 Kailua Blvd Ocean View, HI 4.0 1.0 1100 $2,200 $2.00 93d 1 0.91mi

Property features AI

Finance

Other
Elevation approximately 3000 ftLocated on paved private roads; annual road maintenance fee applies
Financial info
Not used as a short-term vacation rental

Exterior

Parking
Unassigned parking
Utilities
Photovoltaic power (solar)Electricity availablePhone availableSeptic tankCatchment water sourceNo solid waste disposal service
Home design
Property zoned A-1AFull ownership
Construction
Exterior area listed as 500
Exterior features
Above-ground poolCleared lotCorner lotFee simple land tenureOwned solar panelsUnpermitted improvements present

Interior

Kitchen
DishwasherMicrowaveRangeRefrigeratorIndoor grill
Flooring
Vinyl
Bathrooms
2 total bathrooms (both full)
Interior features
Vinyl flooring
Laundry & utility
Front-load washerStacked washer/dryerDryer

Listing history 38 events

  1. 2026-08-08
    days on market $185,000 Active 28 DOM
  2. 2026-08-07
    days on market $185,000 Active 27 DOM
  3. 2026-08-06
    days on market $185,000 Active 26 DOM
  4. 2026-08-05
    days on market $185,000 Active 25 DOM
  5. 2026-08-04
    pricedays on market $185,000 Active 24 DOM
  6. 2026-08-03
    days on market $195,000 Active 23 DOM
  7. 2026-07-31
    days on market $195,000 Active 20 DOM
  8. 2026-07-30
    days on market $195,000 Active 19 DOM
  9. 2026-07-30
    days on market $195,000 Active 18 DOM
  10. 2026-07-28
    days on market $195,000 Active 17 DOM
  11. 2026-07-26
    days on market $195,000 Active 15 DOM
  12. 2026-07-24
    days on market $195,000 Active 13 DOM
  13. 2026-07-23
    price $195,000 Active 12 DOM
  14. 2026-07-23
    days on market $205,000 Active 12 DOM
  15. 2026-07-22
    days on market $205,000 Active 11 DOM
  16. 2026-07-21
    days on market $205,000 Active 10 DOM
  17. 2026-07-20
    days on market $205,000 Active 9 DOM
  18. 2026-07-18
    days on market $205,000 Active 7 DOM
  19. 2026-07-18
    days on market $205,000 Active 6 DOM
  20. 2026-07-16
    days on market $205,000 Active 5 DOM
  21. 2026-07-15
    days on market $205,000 Active 4 DOM
  22. 2026-07-14
    days on market $205,000 Active 3 DOM
  23. 2026-07-13
    days on market $205,000 Active 2 DOM
  24. 2026-07-12
    pricedays on marketlisting id $205,000 Active 1 DOM
  25. 2026-06-10
    days on market $225,000 Active 176 DOM
  26. 2026-06-09
    days on market $225,000 Active 175 DOM
  27. 2026-06-08
    statusdays on market $225,000 Active 174 DOM
  28. 2026-06-07
    days on market $225,000 Active Under Contract 173 DOM
  29. 2026-06-05
    days on market $225,000 Active Under Contract 170 DOM
  30. 2026-06-03
    days on market $225,000 Active Under Contract 169 DOM
  31. 2026-06-02
    days on market $225,000 Active Under Contract 168 DOM
  32. 2026-06-01
    days on market $225,000 Active Under Contract 167 DOM
  33. 2026-05-31
    statusdays on market $225,000 Active Under Contract 166 DOM
  34. 2026-04-22
    price $225,000 1660-char remark
  35. 2026-02-23
    price $249,000 1660-char remark
  36. 2026-01-31
    price $260,000 1660-char remark
  37. 2025-12-17
    price $275,000 1660-char remark
  38. 2025-12-16
    listed $269,000 Active 1660-char remark

ⓘ 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$32,688
− Mortgage interest
−$10,363
− Property taxes
−$2,775
− Insurance
−$925
− Repairs & maintenance
−$2,615
− Management
−$2,615
− Depreciation
−$5,382
Taxable income
$8,013
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$1,923
After-tax cash flow
$8,558/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

Good 80/100 Cosmetic rehab Est. rehab $8,000–$24,000 screening

This modern, well-maintained home with a spacious deck and ocean views is in good condition and ready for a new owner. It offers a good return on investment with minimal updates needed.

Value-add opportunities

  • Both Landscaping — Enhances curb appeal and adds value for both resale and rental. ↑
  • Both Painting — Fresh paint can make the home look more inviting and increase its value. ↑
  • Both Landscaping — Landscaping can enhance curb appeal and add value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 15/100

Zoned Schools

Elementary Naalehu Elementary School F HI #171/183 Nat'l #36,424/41,679

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
F Composite livability gradescore 48/100

Livability — Hawaiian Ocean View

Score
48/100
State rank
#151
US rank
#26127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
Hawaiian Ocean View, HI
County
Hawaii · 220,733 people
City population
3,781
Population (ZIP)
3,781
Household income
$46,200
Rent vs Own
25.3% rent · 74.7% own

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 0.81)
Race & ethnicity
Two or more races 42% White 39% Hispanic / Latino 16% Asian 6% Pacific Islander 6% Black 1% Native American 1%
Hispanic origin (detail)
Mexican 6% Puerto Rican 10%
Common ancestry
Portuguese 5% Scotch-Irish 4% Hispanic 4%
Foreign-born
6% · Canada
Languages at home
75% English-only · Other Asian/Pacific 10% Spanish 3% Russian/Polish/Slavic 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
—

Price history

-23.8% since first listed
9 events — show timeline
  • 2026-07-11 Listed $205,000 HI Information Service
  • 2026-06-11 Listing Removed — HI Information Service
  • 2026-06-08 Relisted — HI Information Service
  • 2026-05-31 Contingent — HI Information Service
  • 2026-04-22 Price Changed $225,000 HI Information Service
  • 2026-02-23 Price Changed $249,000 HI Information Service
  • 2026-01-31 Price Changed $260,000 HI Information Service
  • 2025-12-17 Price Changed $275,000 HI Information Service
  • 2025-12-16 Listed $269,000 HI Information Service

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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