1541 Dominis St #1006 · Urban Honolulu, HI 96822

$315,000

1 bd · 1.0 ba · 567 sqft · Condo public records · 142 Days on market

Built 1973 $556/sqft · at area comps Est $356k · 11% under $489/mo HOA · 17% 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 +13.0/30.0
• ARV discount +12.7/15.0
• Appreciation +6.4/10.0
• 1% rule +4.3/10.0
• DSCR +3.9/10.0
• Rent growth +3.8/5.0
• Schools +3.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice 1 bedroom, 1 bath unit with enclosed lanai offering 630 sq. ft. interior area!! Special features include: New Carpet, New Range/Oven, Reasonable Maintenance Fees, Covered Parking and Community Laundry! Great Location in Central Honolulu!! Short distance to Ala Moana Shopping Center, Restaurants, Businesses, Public Transportation and more!

Key facts

• Community laundry
• Covered parking
• New carpet

Tags

• ENCLOSED LANAI
• NEW CARPET
• NEW RANGE OVEN
• COVERED PARKING
• COMMUNITY LAUNDRY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $-81 ($-971/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (6.5% below list).
• Recommended offer: $277k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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 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 fast (+5.3%/yr); 182 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 37% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k 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 + 5.3% rent growth), your $88k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, 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 142 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $76k; list at $315k implies a 314% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $277,200 (12.0% 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 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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.
10. 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.
11. 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: 0.93% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 8.9

CMA / ARV

• ARV (median comp): $355,722
• List price: $315,000
• Delta: -11.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

2.71% appreciation · 5.35% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.40×
• Total profit: $35,280
• Equity at exit: $136,508

10-year hold

• IRR: 11.2%
• Equity multiple: 2.71×
• Total profit: $150,702
• Equity at exit: $206,471

Cash invested: $88,200 (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 96822

• Home prices YoY: 1.0%
• Rents YoY: 5.3%
• Active inventory: 182
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,944 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$131
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$489
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $-81

Break-even live

Break-even rent $3,046

Max offer price $300,704

Occupancy floor 98%

Sensitivity live

Price	-10% $97	-5% $8	+0% $-81	+5% $-170	+10% $-259
Rent	-10% $-313	-5% $-197	+0% $-81	+5% $35	+10% $152
Rate	-1.0pp $78	-0.5pp $-1	base $-81	+0.5pp $-163	+1.0pp $-246

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1717 Mott-Smith Dr #2403 Honolulu, HI	1.0	1.0	644	$2,700	$4.19	24d	1	0.38mi
1314 Kalakaua Ave Honolulu, HI	2.0	1.0–2.0	773	$4,675	$6.04	24d	3	0.54mi
1535 Pensacola St #209 Honolulu, HI	1.0	1.0	493	$2,700	$5.48	3d	1	0.62mi
1568 Pensacola St Honolulu, HI	1.0–2.0	1.0	523	$2,280	$4.36	24d	1	0.64mi
1515 Liona St #4407 Honolulu, HI	1.0	1.0	606	$3,750	$6.19	4d	1	0.76mi
1315 Liona St Honolulu, HI	1.0	1.0	606	$3,950	$6.52	21d	1	0.80mi
1500 Rycroft St Unit 3903 Honolulu, HI	1.0	1.0	571	$3,750	$6.57	24d	1	0.83mi
1500 Rycroft St Unit 2306R Honolulu, HI	1.0	1.0	563	$4,000	$7.10	45d	1	0.83mi
1500 Rycroft St Unit 2607R Honolulu, HI	1.0	1.0	618	$3,500	$5.66	24d	1	0.83mi
1500 Rycroft St Unit 2304 Honolulu, HI	1.0	1.0	569	$3,200	$5.62	24d	1	0.83mi
1500 Rycroft St Unit 1509R Honolulu, HI	—	1.0	416	$3,000	$7.21	24d	1	0.83mi
1500 Rycroft St Unit 3005R Honolulu, HI	1.0	1.0	523	$3,200	$6.12	21d	1	0.83mi
1500 Rycroft St Unit 1904 Honolulu, HI	1.0	1.0	564	$3,400	$6.03	18d	1	0.83mi
1500 Rycroft St Honolulu, HI	1.0	1.0	523	$3,200	$6.12	18d	1	0.83mi
1655 Makaloa St #1510 Honolulu, HI	1.0	1.0	500	$2,600	$5.20	22d	1	0.95mi
629 Keeaumoku St Honolulu, HI	1.0–2.0	1.0–2.0	919	$3,500	$3.81	45d	2	0.98mi
629 Keeaumoku St Honolulu, HI	1.0	1.0	618	$3,350	$5.42	3d	2	0.98mi
629 Keeaumoku St Honolulu, HI	1.0–2.0	1.0–2.0	923	$3,400	$3.68	18d	2	0.98mi
909 Coolidge St #301 Honolulu, HI	1.0	1.0	576	$3,950	$6.86	4d	1	1.02mi
909 Coolidge St #301 Honolulu, HI	1.0	1.0	576	$3,050	$5.30	24d	1	1.02mi
1388 Kapiolani Blvd Unit 3910 Honolulu, HI	1.0	1.0	619	$4,000	$6.46	4d	1	1.05mi
1861 Kapiolani Blvd Unit C Honolulu, HI	1.0	1.0	525	$2,700	$5.14	22d	1	1.05mi
1388 Kapiolani Blvd #2903 Honolulu, HI	1.0	1.0	574	$3,500	$6.10	11d	1	1.06mi
1388 Kapiolani Blvd #2703 Honolulu, HI	1.0	1.0	574	$3,500	$6.10	24d	1	1.06mi
1388 Kapiolani Blvd #4205 Honolulu, HI	1.0	1.0	567	$4,500	$7.94	45d	1	1.06mi
1391 Kapiolani Blvd Honolulu, HI	1.0–3.0	1.0–2.0	971	$3,500	$3.60	4d	2	1.10mi
902 University Ave Unit C Honolulu, HI	2.0	1.0	415	$2,318	$5.58	24d	1	1.11mi
475 Atkinson Dr Honolulu, HI	1.0–2.0	1.0	855	$2,700	$3.16	24d	2	1.11mi
475 Atkinson Dr Honolulu, HI	1.0–2.0	1.0	798	$2,600	$3.26	22d	3	1.11mi
1296 Kapiolani Blvd Honolulu, HI	1.0–3.0	1.0–2.0	974	$2,900	$2.98	15d	2	1.14mi
419A Atkinson Dr #1103 Honolulu, HI	2.0	1.0	664	$2,700	$4.07	17d	1	1.21mi
419A Atkinson Dr Honolulu, HI	2.0	1.0	664	$2,698	$4.06	18d	2	1.21mi
2333 Kapiolani Blvd Unit 1008B Honolulu, HI	2.0	1.0	600	$2,700	$4.50	24d	1	1.21mi
400 Hobron Ln #2712 Honolulu, HI	1.0	1.0	582	$2,700	$4.64	13d	1	1.24mi
2710 Kaaha St Honolulu, HI	1.0	1.0	418	$3,300	$7.89	24d	1	1.26mi
411 Hobron Ln Unit 1327718P Honolulu, HI	1.0	1.0	538	$3,558	$6.61	13d	1	1.29mi
500 University Ave Honolulu, HI	1.0–2.0	1.0–2.5	826	$2,650	$3.21	13d	3	1.29mi
555 University Ave Honolulu, HI	1.0	1.0	684	$2,850	$4.17	4d	2	1.30mi
411 Hobron Ln Honolulu, HI	1.0	1.0	575	$3,475	$6.04	45d	3	1.30mi
411 Hobron Ln Honolulu, HI	1.0	1.0	566	$3,575	$6.31	45d	2	1.30mi

HOA detail condo

• Monthly dues: $489 · $5,868/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $315,000 Active 142 DOM
2. 2026-06-18
   days on market $315,000 Active 139 DOM
3. 2026-06-17
   days on market $315,000 Active 138 DOM
4. 2026-06-16
   days on market $315,000 Active 137 DOM
5. 2026-06-15
   days on market $315,000 Active 136 DOM
6. 2026-06-13
   days on market $315,000 Active 134 DOM
7. 2026-06-13
   days on market $315,000 Active 133 DOM
8. 2026-06-10
   days on market $315,000 Active 131 DOM
9. 2026-06-09
   days on market $315,000 Active 130 DOM
10. 2026-06-08
    days on market $315,000 Active 129 DOM
11. 2026-06-07
    days on market $315,000 Active 128 DOM
12. 2026-06-05
    days on market $315,000 Active 125 DOM
13. 2026-06-03
    days on market $315,000 Active 124 DOM
14. 2026-06-02
    days on market $315,000 Active 123 DOM
15. 2026-06-01
    days on market $315,000 Active 122 DOM
16. 2026-05-31
    days on market $315,000 Active 121 DOM
17. 2026-04-20
    price $315,000 349-char remark

    Show marketing remark (349 chars)

    Nice 1 bedroom, 1 bath unit with enclosed lanai offering 630 sq. ft. interior area!! Special features include: New Carpet, New Range/Oven, Reasonable Maintenance Fees, Covered Parking and Community Laundry! Great Location in Central Honolulu!! Short distance to Ala Moana Shopping Center, Restaurants, Businesses, Public Transportation and more!

18. 2026-03-14
    price $330,000 349-char remark

    Show marketing remark (349 chars)

    Nice 1 bedroom, 1 bath unit with enclosed lanai offering 630 sq. ft. interior area!! Special features include: New Carpet, New Range/Oven, Reasonable Maintenance Fees, Covered Parking and Community Laundry! Great Location in Central Honolulu!! Short distance to Ala Moana Shopping Center, Restaurants, Businesses, Public Transportation and more!

19. 2026-01-30
    listed $350,000 Active 349-char remark

    Show marketing remark (349 chars)

    Nice 1 bedroom, 1 bath unit with enclosed lanai offering 630 sq. ft. interior area!! Special features include: New Carpet, New Range/Oven, Reasonable Maintenance Fees, Covered Parking and Community Laundry! Great Location in Central Honolulu!! Short distance to Ala Moana Shopping Center, Restaurants, Businesses, Public Transportation and more!

20. 1986-05-16
    soldstatus $76,000
21. 1980-09-01
    soldstatus $84,000

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $849 · $71/mo
• Expected delta: +$33/yr (+$3/mo · 4.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🫁 Air quality 1/10 Low

Taxation est. · year 1

• Rental income: $35,327
• − Mortgage interest: −$17,645
• − Property taxes: −$816
• − Insurance: −$2,372
• − Repairs & maintenance: −$2,826
• − Management: −$2,826
• − HOA: −$5,868
• − Depreciation: −$9,164
• Taxable loss: −$6,191
• Est. tax savings @ 24.0%: +$1,486
• After-tax cash flow: $515/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): 43,747
• Household income: $95,947
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 2139.0

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 0.72)
• Race & ethnicity: Asian 48% White 21% Two or more races 20% Pacific Islander 7% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Russian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 20% · South Korea, China, Vietnam
• Languages at home: 73% English-only · Other Asian/Pacific 11% Chinese 4% 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: ▲ 2.71%
• Current HPI: 273.9456
• Rent YoY: ▲ 5.35%
• Metro: Urban Honolulu, HI
• State GDP YoY: —
• F500 in state: 0

Price history

+275.0% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $315,000 HiCentral MLS
• 2026-03-14 Price Changed $330,000 HiCentral MLS
• 2026-01-30 Listed $350,000 HiCentral MLS
• 1986-05-16 Sold (Public Records) $76,000 Public Records
• 1980-09-01 Sold (Public Records) $84,000 Public Records

Property tax history

+3.8%/yr

Latest (2022): $816 · +17.5% YoY. Source: county tax records.