79-7261 Nahenahe Loop #112 · Kahaluu-Keauhou, HI 96740

$119,900

1 bd · 1.0 ba · 573 sqft · Condo · 24 Days on market

Built 1970 Good condition $798/mo HOA · 36% of rent

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Why this score? — see what drove the C- 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 +18.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a leasehold property. This beautifully maintained 1-bedroom, 1-bath condominium offers a private west-facing lanai where you can relax and enjoy colorful sunsets in a peaceful, private setting. Access to this second story unit can be obtained without the use of stairs!! Inside, you’ll find an upgraded kitchen, fresh interior paint, and a comfortable, functional layout that makes the most of the space. The HOA fee includes utilities and lease fees, providing exceptional value and predictable ownership costs. Whether you’re looking for a full-time residence, vacation getaway, or investment property, this condo offers an affordable opportunity to enjoy a low-maintenance li

Key facts

• Upgraded kitchen
• Fresh interior paint
• $798 HOA

Tags

• PRIVATE WEST-FACING LANAI
• UPGRADED KITCHEN
• FRESH INTERIOR PAINT
• ACCESS WITHOUT STAIRS
• HOA FEE INCLUDES UTILITIES
• LOW-MAINTENANCE LIFESTYLE

Property features AI

Finance

• Financial info: Not used as a short-term vacation rental
• HOA & community: Association fee of $798; No special assessment

Exterior

• Parking: Assigned parking
• Utilities: Electricity available; Water available (public); Septic tank; Solid waste disposal included with maintenance fees
• Exterior features: Leasehold land tenure; Lava zone 4; Zoned CV-7.5; Property is attached; Common property regime (CPR) ownership; Paved roads

Interior

• Kitchen: Microwave; Range; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $46 ($554/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 0.1% in Kahaluu-Keauhou — 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 C — 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 (+2.5%/yr); 410 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 982 units permitted in Hawaii County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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 24 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 36% of rent.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.84% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-16,958
• Equity at exit: $17,877

10-year hold

• IRR: -6.1%
• Equity multiple: 0.62×
• Total profit: $-12,897
• Equity at exit: $10,367

Cash invested: $33,572 (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 96740

• Rents YoY: 2.5%
• Active inventory: 410
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,202 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$798
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $46

Break-even live

Break-even rent $2,143

Max offer price $119,900

Occupancy floor 93%

Sensitivity live

Price	-10% $129	-5% $88	+0% $46	+5% $5	+10% $-37
Rent	-10% $-128	-5% $-41	+0% $46	+5% $133	+10% $220
Rate	-1.0pp $107	-0.5pp $77	base $46	+0.5pp $15	+1.0pp $-16

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79-7403 Hawaii Belt Rd Unit 2 Holualoa, HI	1.0	1.0	700	$2,000	$2.86	45d	1	0.63mi

HOA detail condo

• Monthly dues: $798 · $9,576/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $119,900 Active 24 DOM
2. 2026-06-18
   days on market $119,900 Active 21 DOM
3. 2026-06-17
   pricedays on market $119,900 Active 20 DOM
4. 2026-06-16
   days on market $129,900 Active 19 DOM
5. 2026-06-15
   days on market $129,900 Active 18 DOM
6. 2026-06-13
   days on market $129,900 Active 16 DOM
7. 2026-06-13
   days on market $129,900 Active 15 DOM
8. 2026-06-10
   days on market $129,900 Active 13 DOM
9. 2026-06-09
   days on market $129,900 Active 12 DOM
10. 2026-06-08
    days on market $129,900 Active 11 DOM
11. 2026-06-07
    days on market $129,900 Active 10 DOM
12. 2026-06-05
    days on market $129,900 Active 7 DOM
13. 2026-06-03
    days on market $129,900 Active 6 DOM
14. 2026-06-02
    days on market $129,900 Active 5 DOM
15. 2026-06-01
    days on market $129,900 Active 4 DOM
16. 2026-05-31
    days on market $129,900 Active 3 DOM
17. 2026-03-31
    listed $129,900 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $26,419
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$1,397
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − HOA: −$9,576
• − Depreciation: −$3,488
• Taxable loss: −$784
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $743/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 · 3 photos

Good 75/100 Cosmetic rehab

This well-maintained 1-bedroom, 1-bath condominium offers a private west-facing lanai and an upgraded kitchen. It is ready for a new owner to move in and enjoy the low-maintenance lifestyle.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace ceiling fan — A modern ceiling fan can improve air circulation and add to the home's appeal.
• Both Replace hardwood flooring — New flooring can significantly increase the home's value and appeal to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace ceiling fan — A modern ceiling fan can improve air circulation and add to the home's appeal. ↑
• Both Replace hardwood flooring — New flooring can significantly increase the home's value and appeal to potential buyers or renters. ↑

ⓘ 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 — Kahaluu-Keauhou

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

Census & demographics

• Census place: Kahaluu-Keauhou, HI
• County: Hawaii County · 119,311 people
• Metro: Hilo, HI
• Population (ZIP): 39,338
• Household income: $95,542
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 766.0

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 0.78)
• Race & ethnicity: White 44% Two or more races 22% Asian 17% Pacific Islander 14% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Russian 2% Scotch-Irish 2% Portuguese 2%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 78% English-only · Other Asian/Pacific 13% Spanish 2% Tagalog/Filipino 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: ▼ -236.29%
• Current HPI: 183.8367
• Rent YoY: ▲ 2.53%
• Metro: Hilo, HI
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-31 Listed $129,900 HI Information Service