1448 Young St #304 · Urban Honolulu, HI 96814

$315,000

1 bd · 1.0 ba · 415 sqft · Condo public records · 62 Days on market

Built 1999 $759/sqft · 40% below area Est $528k · 40% under $491/mo HOA · 16% 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 +15.4/30.0
• ARV discount +15.0/15.0
• Appreciation +6.0/10.0
• 1% rule +5.0/10.0
• DSCR +4.7/10.0
• Schools +3.7/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Conveniently Located, Secured Building, Secured Parking, Lots of Guest Parking, Security, Fire Sprinklers, Reasonable Maintenance Fees, Ridiculously Low Lease Rent, and Lease until 2064. Does this sound appealing? This 1 bedroom 1 bath unit might be the perfect fit for you. Why don't you come and take a look if this is the right unit for you. (Bedroom count does not match tax records. )

Key facts

• $491 HOA
• Parking
• Built 1999

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 $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $314k (0.4% below list).
• Recommended offer: $296k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• Zoned schools: Queen Kaahumanu Elementary School (math 27% / reading 43%, grade F, #107 of 183 statewide, top 58%, 430 students, 63% FRL); President George Washington Middle School (math 30% / reading 46%, grade F, #17 of 42 statewide, top 39%, 569 students, 61% FRL); President William Mckinley High School (math 28% / reading 69%, grade D, #13 of 43 statewide, top 33%, 1,502 students, 50% FRL) — zoned schools average 58% FRL vs 39% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 561 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• At $3,137/mo this rent would consume 48% of the median local household income ($78k/yr) (locally 1641% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.0% local appreciation)).
• Honolulu County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.0% appreciation + 3.1% rent growth), your $88k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k 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 ($296k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.

Recommended offer $296,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.00% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 8.4

CMA / ARV

• ARV (median comp): $528,244
• List price: $315,000
• Delta: -40.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.98% appreciation · 3.1% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.33×
• Total profit: $29,379
• Equity at exit: $123,843

10-year hold

• IRR: 9.7%
• Equity multiple: 2.32×
• Total profit: $116,240
• Equity at exit: $178,028

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 96814

• Home prices YoY: 0.5%
• Rents YoY: 3.1%
• Active inventory: 561
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,137 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$84 /mo · $1,003/yr
• Insurance: −$131
• HOA: −$491
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $121

Break-even live

Break-even rent $2,984

Max offer price $315,000

Occupancy floor 91%

Sensitivity live

Price	-10% $299	-5% $210	+0% $121	+5% $32	+10% $-58
Rent	-10% $-127	-5% $-3	+0% $121	+5% $245	+10% $368
Rate	-1.0pp $279	-0.5pp $201	base $121	+0.5pp $39	+1.0pp $-44

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1568 Pensacola St Honolulu, HI	1.0–2.0	1.0	523	$2,280	$4.36	25d	1	0.60mi
987 Queen St Honolulu, HI	2.0	1.0–2.0	554	$4,000	$7.22	17d	8	1.01mi
987 Queen St Honolulu, HI	1.0	1.0	453	$3,800	$8.39	12d	9	1.01mi
987 Queen St Honolulu, HI	2.0	1.0–2.0	554	$3,925	$7.08	18d	9	1.01mi
902 University Ave Unit C Honolulu, HI	2.0	1.0	415	$2,318	$5.58	25d	1	1.10mi
1000 Auahi St Honolulu, HI	2.0	1.0–2.0	629	$4,425	$7.03	25d	2	1.11mi
440 Olohana St Unit 1327711P Honolulu, HI	1.0	1.0	355	$3,741	$10.54	3d	1	1.12mi
440 Olohana St Unit 1327703P Honolulu, HI	1.0	1.0	355	$4,055	$11.42	13d	1	1.12mi

HOA detail condo

• Monthly dues: $491 · $5,892/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $315,000 Active 62 DOM
2. 2026-06-18
   days on market $315,000 Active 59 DOM
3. 2026-06-17
   days on market $315,000 Active 58 DOM
4. 2026-06-16
   days on market $315,000 Active 57 DOM
5. 2026-06-15
   days on market $315,000 Active 56 DOM
6. 2026-06-13
   days on market $315,000 Active 54 DOM
7. 2026-06-13
   days on market $315,000 Active 53 DOM
8. 2026-06-10
   days on market $315,000 Active 51 DOM
9. 2026-06-09
   days on market $315,000 Active 50 DOM
10. 2026-06-08
    days on market $315,000 Active 49 DOM
11. 2026-06-07
    days on market $315,000 Active 48 DOM
12. 2026-06-05
    days on market $315,000 Active 45 DOM
13. 2026-06-03
    days on market $315,000 Active 44 DOM
14. 2026-06-02
    days on market $315,000 Active 43 DOM
15. 2026-06-01
    days on market $315,000 Active 42 DOM
16. 2026-05-31
    days on market $315,000 Active 41 DOM
17. 2026-04-20
    listed $315,000 Active 389-char remark

    Show marketing remark (389 chars)

    Conveniently Located, Secured Building, Secured Parking, Lots of Guest Parking, Security, Fire Sprinklers, Reasonable Maintenance Fees, Ridiculously Low Lease Rent, and Lease until 2064. Does this sound appealing? This 1 bedroom 1 bath unit might be the perfect fit for you. Why don't you come and take a look if this is the right unit for you. (Bedroom count does not match tax records. )

18. 2025-11-28
    soldstatus $295,000 Closed 852-char remark

    Show marketing remark (852 chars)

    * * NEW PRICE * * Urban living with simplicity and VALUE! Enjoy Honolulu living in this well-maintained 1-bedroom, 1-bath unit located in the secure and centrally located 1448 Young Street building. The functional layout features a full kitchen, in-unit washer and dryer, and a comfortably sized bedroom. A covered parking stall in a secured garage, ample guest parking, and on-site resident manager add to the convenience and peace of mind. This is a long leasehold property owned by the City and County of Honolulu with a lease that runs through 2064 and currently a low monthly lease rent of just $1, making it an excellent opportunity for first-time buyers, investors, or anyone looking for stability in a central location. Situated near Ala Moana, UH, Downtown, and major freeway access points—this is where convenience meets opportunity.

19. 2025-11-20
    historical Active Under Contract 852-char remark

    Show marketing remark (852 chars)

    * * NEW PRICE * * Urban living with simplicity and VALUE! Enjoy Honolulu living in this well-maintained 1-bedroom, 1-bath unit located in the secure and centrally located 1448 Young Street building. The functional layout features a full kitchen, in-unit washer and dryer, and a comfortably sized bedroom. A covered parking stall in a secured garage, ample guest parking, and on-site resident manager add to the convenience and peace of mind. This is a long leasehold property owned by the City and County of Honolulu with a lease that runs through 2064 and currently a low monthly lease rent of just $1, making it an excellent opportunity for first-time buyers, investors, or anyone looking for stability in a central location. Situated near Ala Moana, UH, Downtown, and major freeway access points—this is where convenience meets opportunity.

20. 2025-09-22
    price $300,000 852-char remark

    Show marketing remark (852 chars)

    * * NEW PRICE * * Urban living with simplicity and VALUE! Enjoy Honolulu living in this well-maintained 1-bedroom, 1-bath unit located in the secure and centrally located 1448 Young Street building. The functional layout features a full kitchen, in-unit washer and dryer, and a comfortably sized bedroom. A covered parking stall in a secured garage, ample guest parking, and on-site resident manager add to the convenience and peace of mind. This is a long leasehold property owned by the City and County of Honolulu with a lease that runs through 2064 and currently a low monthly lease rent of just $1, making it an excellent opportunity for first-time buyers, investors, or anyone looking for stability in a central location. Situated near Ala Moana, UH, Downtown, and major freeway access points—this is where convenience meets opportunity.

21. 2025-07-16
    listed $325,000 Active 852-char remark

    Show marketing remark (852 chars)

    * * NEW PRICE * * Urban living with simplicity and VALUE! Enjoy Honolulu living in this well-maintained 1-bedroom, 1-bath unit located in the secure and centrally located 1448 Young Street building. The functional layout features a full kitchen, in-unit washer and dryer, and a comfortably sized bedroom. A covered parking stall in a secured garage, ample guest parking, and on-site resident manager add to the convenience and peace of mind. This is a long leasehold property owned by the City and County of Honolulu with a lease that runs through 2064 and currently a low monthly lease rent of just $1, making it an excellent opportunity for first-time buyers, investors, or anyone looking for stability in a central location. Situated near Ala Moana, UH, Downtown, and major freeway access points—this is where convenience meets opportunity.

22. 2020-01-10
    soldstatus $279,000 Sold
23. 2019-11-23
    price $280,000
24. 2019-10-11
    price $290,000
25. 2019-08-07
    price $305,000
26. 2019-08-06
    listed $300,000 Active

ⓘ 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: $1,003 · $84/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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: $37,647
• − Mortgage interest: −$17,645
• − Property taxes: −$1,003
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,012
• − Management: −$3,012
• − HOA: −$5,892
• − Depreciation: −$9,164
• Taxable loss: −$3,656
• Est. tax savings @ 24.0%: +$877
• After-tax cash flow: $2,325/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): 24,689
• Household income: $77,768
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 1641.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Asian 64% Two or more races 14% White 13% Pacific Islander 6% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Russian 1% Lithuanian 1% Italian 1%
• Foreign-born: 35% · China, South Korea, Vietnam
• Languages at home: 58% English-only · Other Asian/Pacific 15% Chinese 10% Korean 9%

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: ▲ 1.98%
• Current HPI: 376.4197
• Rent YoY: ▲ 3.10%
• Metro: Urban Honolulu, HI
• State GDP YoY: —
• F500 in state: 0

Price history

+5.0% since first listed

10 events — show timeline

• 2026-04-20 Listed $315,000 HiCentral MLS
• 2025-11-28 Sold (MLS) $295,000 HiCentral MLS
• 2025-11-20 Contingent — HiCentral MLS
• 2025-09-22 Price Changed $300,000 HiCentral MLS
• 2025-07-16 Listed $325,000 HiCentral MLS
• 2020-01-10 Sold (MLS) $279,000 HiCentral MLS
• 2019-11-23 Price Changed $280,000 HiCentral MLS
• 2019-10-11 Price Changed $290,000 HiCentral MLS
• 2019-08-07 Price Changed $305,000 HiCentral MLS
• 2019-08-06 Listed $300,000 HiCentral MLS

Property tax history

+8.7%/yr

Latest (2022): $1,003 · -25.7% YoY. Source: county tax records.