1036 Green St #204 · Urban Honolulu, HI 96822

$265,000

1 bd · 1.0 ba · 411 sqft · Condo public records · 51 Days on market

Built 1982 $645/sqft · 13% below area Est $303k · 13% under $491/mo HOA · 18% 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 +15.9/30.0
• ARV discount +13.2/15.0
• Appreciation +6.4/10.0
• 1% rule +5.5/10.0
• DSCR +4.9/10.0
• 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

NO SHOWINGS: Tenant occupied. Need offers subject to inspection. Tenant paying $ 1325 / month. LEASE EXPIRES JUNE 30TH 2016. Pet friendly 1 bedroom, 1 bath, 1 assigned parking in a secure building (Makiki West). NEW PAINT INSIDE. Rare find for investors looking for a Condo in town under $ 250,000. CUTE BACK LANAI. Bike rack in the community laundry. Must have key to enter building. Well maintained with low maintenance fee - includes Gas, hot water, water and sewer. Lots of street parking nearby. Located close to theater, schools, public transportation, parks, shops & restaurants ! Easy access to freeway !! Tenant occupied. Need offers subject to inspection. Tenant paying $ 1325 / month. Check out Financing Sheet under Supplements !!

Key facts

• Secure entry
• In-unit storage
• Private shaded lanai

Tags

• IN-UNIT STORAGE
• PRIVATE SHADED LANAI
• LOW MAINTENANCE BUILDING
• SECURE ENTRY
• BIKE STORAGE
• PET FRIENDLY

Property features AI

Finance

• Financial info: Total rent listed as $1,650; Maintenance expense listed as $491.28
• HOA & community: Association fee covers common areas, gas, hot water, sewer and water; Community laundry facilities; Gated community

Exterior

• Parking: Assigned parking (one space); Has open parking
• Security: Closed circuit camera(s); Gated community; Key card entry
• Utilities: Water and sewer included in association fee; Gas and hot water included in association fee
• Home design: Condominium building (Makiki West); Entry on level 2
• Construction: Concrete construction
• Exterior features: Gated community; Closed circuit cameras; Key card entry; Lot is Fee Simple

Interior

• Bedrooms: Entry level 2
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Interior features: Unfurnished; Carpet and ceramic tile flooring; Average condition
• Laundry & utility: On-site laundry facilities in the community

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $257k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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); 177 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 35% 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 $9k of equity ($2k loan paydown + $7k 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 $74k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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 $257,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 8.0

CMA / ARV

• ARV (median comp): $303,329
• List price: $265,000
• Delta: -12.64%
• 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: 10.1%
• Equity multiple: 1.58×
• Total profit: $42,868
• Equity at exit: $114,840

10-year hold

• IRR: 14.0%
• Equity multiple: 3.12×
• Total profit: $157,493
• Equity at exit: $173,698

Cash invested: $74,200 (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: 177
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,773 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$72 /mo · $870/yr
• Insurance: −$110
• HOA: −$491
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $127

Break-even live

Break-even rent $2,612

Max offer price $265,000

Occupancy floor 90%

Sensitivity live

Price	-10% $277	-5% $202	+0% $127	+5% $52	+10% $-23
Rent	-10% $-92	-5% $18	+0% $127	+5% $237	+10% $346
Rate	-1.0pp $261	-0.5pp $195	base $127	+0.5pp $59	+1.0pp $-11

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	24d	1	0.28mi
987 Queen St Honolulu, HI	2.0	1.0–2.0	554	$3,925	$7.08	17d	9	0.83mi
987 Queen St Honolulu, HI	2.0	1.0–2.0	554	$4,000	$7.22	16d	8	0.83mi
987 Queen St Honolulu, HI	1.0	1.0	453	$3,800	$8.39	11d	9	0.83mi
1000 Auahi St Honolulu, HI	2.0	1.0–2.0	629	$4,425	$7.03	24d	2	0.95mi

HOA detail condo

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

Listing history 47 events

1. 2026-06-19
   price $265,000 Active 51 DOM
2. 2026-06-18
   days on market $275,000 Active 51 DOM
3. 2026-06-17
   days on market $275,000 Active 50 DOM
4. 2026-06-16
   days on market $275,000 Active 49 DOM
5. 2026-06-15
   days on market $275,000 Active 48 DOM
6. 2026-06-13
   days on market $275,000 Active 46 DOM
7. 2026-06-13
   days on market $275,000 Active 45 DOM
8. 2026-06-10
   days on market $275,000 Active 43 DOM
9. 2026-06-09
   days on market $275,000 Active 42 DOM
10. 2026-06-08
    days on market $275,000 Active 41 DOM
11. 2026-06-07
    days on market $275,000 Active 40 DOM
12. 2026-06-05
    days on market $275,000 Active 37 DOM
13. 2026-06-03
    days on market $275,000 Active 36 DOM
14. 2026-06-02
    days on market $275,000 Active 35 DOM
15. 2026-06-01
    days on market $275,000 Active 34 DOM
16. 2026-05-31
    days on market $275,000 Active 33 DOM
17. 2026-04-27
    listed $275,000 Active 855-char remark
18. 2025-08-22
    historical $1,650
19. 2025-08-01
    listed $1,650
20. 2025-07-30
    historical
21. 2025-07-09
    price $295,000
22. 2025-06-21
    listed $310,000 Active
23. 2024-05-26
    historical $1,500
24. 2024-05-17
    listed $1,500
25. 2024-04-28
    historical $1,500
26. 2024-04-17
    listed $1,500
27. 2015-09-15
    soldstatus $235,000 Sold

    Show marketing remark (747 chars)

    NO SHOWINGS: Tenant occupied. Need offers subject to inspection. Tenant paying $ 1325 / month. LEASE EXPIRES JUNE 30TH 2016. Pet friendly 1 bedroom, 1 bath, 1 assigned parking in a secure building (Makiki West). NEW PAINT INSIDE. Rare find for investors looking for a Condo in town under $ 250,000. CUTE BACK LANAI. Bike rack in the community laundry. Must have key to enter building. Well maintained with low maintenance fee - includes Gas, hot water, water and sewer. Lots of street parking nearby. Located close to theater, schools, public transportation, parks, shops & restaurants ! Easy access to freeway !! Tenant occupied. Need offers subject to inspection. Tenant paying $ 1325 / month. Check out Financing Sheet under Supplements !!

28. 2015-09-15
    soldstatus $235,000

    Show marketing remark (747 chars)

    NO SHOWINGS: Tenant occupied. Need offers subject to inspection. Tenant paying $ 1325 / month. LEASE EXPIRES JUNE 30TH 2016. Pet friendly 1 bedroom, 1 bath, 1 assigned parking in a secure building (Makiki West). NEW PAINT INSIDE. Rare find for investors looking for a Condo in town under $ 250,000. CUTE BACK LANAI. Bike rack in the community laundry. Must have key to enter building. Well maintained with low maintenance fee - includes Gas, hot water, water and sewer. Lots of street parking nearby. Located close to theater, schools, public transportation, parks, shops & restaurants ! Easy access to freeway !! Tenant occupied. Need offers subject to inspection. Tenant paying $ 1325 / month. Check out Financing Sheet under Supplements !!

29. 2015-07-23
    status Active

    Show marketing remark (747 chars)

    NO SHOWINGS: Tenant occupied. Need offers subject to inspection. Tenant paying $ 1325 / month. LEASE EXPIRES JUNE 30TH 2016. Pet friendly 1 bedroom, 1 bath, 1 assigned parking in a secure building (Makiki West). NEW PAINT INSIDE. Rare find for investors looking for a Condo in town under $ 250,000. CUTE BACK LANAI. Bike rack in the community laundry. Must have key to enter building. Well maintained with low maintenance fee - includes Gas, hot water, water and sewer. Lots of street parking nearby. Located close to theater, schools, public transportation, parks, shops & restaurants ! Easy access to freeway !! Tenant occupied. Need offers subject to inspection. Tenant paying $ 1325 / month. Check out Financing Sheet under Supplements !!

30. 2015-07-20
    historical

    Show marketing remark (747 chars)

    NO SHOWINGS: Tenant occupied. Need offers subject to inspection. Tenant paying $ 1325 / month. LEASE EXPIRES JUNE 30TH 2016. Pet friendly 1 bedroom, 1 bath, 1 assigned parking in a secure building (Makiki West). NEW PAINT INSIDE. Rare find for investors looking for a Condo in town under $ 250,000. CUTE BACK LANAI. Bike rack in the community laundry. Must have key to enter building. Well maintained with low maintenance fee - includes Gas, hot water, water and sewer. Lots of street parking nearby. Located close to theater, schools, public transportation, parks, shops & restaurants ! Easy access to freeway !! Tenant occupied. Need offers subject to inspection. Tenant paying $ 1325 / month. Check out Financing Sheet under Supplements !!

31. 2015-05-20
    price $239,000

    Show marketing remark (747 chars)

    NO SHOWINGS: Tenant occupied. Need offers subject to inspection. Tenant paying $ 1325 / month. LEASE EXPIRES JUNE 30TH 2016. Pet friendly 1 bedroom, 1 bath, 1 assigned parking in a secure building (Makiki West). NEW PAINT INSIDE. Rare find for investors looking for a Condo in town under $ 250,000. CUTE BACK LANAI. Bike rack in the community laundry. Must have key to enter building. Well maintained with low maintenance fee - includes Gas, hot water, water and sewer. Lots of street parking nearby. Located close to theater, schools, public transportation, parks, shops & restaurants ! Easy access to freeway !! Tenant occupied. Need offers subject to inspection. Tenant paying $ 1325 / month. Check out Financing Sheet under Supplements !!

32. 2015-05-11
    price $244,999

    Show marketing remark (747 chars)

    NO SHOWINGS: Tenant occupied. Need offers subject to inspection. Tenant paying $ 1325 / month. LEASE EXPIRES JUNE 30TH 2016. Pet friendly 1 bedroom, 1 bath, 1 assigned parking in a secure building (Makiki West). NEW PAINT INSIDE. Rare find for investors looking for a Condo in town under $ 250,000. CUTE BACK LANAI. Bike rack in the community laundry. Must have key to enter building. Well maintained with low maintenance fee - includes Gas, hot water, water and sewer. Lots of street parking nearby. Located close to theater, schools, public transportation, parks, shops & restaurants ! Easy access to freeway !! Tenant occupied. Need offers subject to inspection. Tenant paying $ 1325 / month. Check out Financing Sheet under Supplements !!

33. 2015-04-28
    listed $245,000 Active

    Show marketing remark (747 chars)

    NO SHOWINGS: Tenant occupied. Need offers subject to inspection. Tenant paying $ 1325 / month. LEASE EXPIRES JUNE 30TH 2016. Pet friendly 1 bedroom, 1 bath, 1 assigned parking in a secure building (Makiki West). NEW PAINT INSIDE. Rare find for investors looking for a Condo in town under $ 250,000. CUTE BACK LANAI. Bike rack in the community laundry. Must have key to enter building. Well maintained with low maintenance fee - includes Gas, hot water, water and sewer. Lots of street parking nearby. Located close to theater, schools, public transportation, parks, shops & restaurants ! Easy access to freeway !! Tenant occupied. Need offers subject to inspection. Tenant paying $ 1325 / month. Check out Financing Sheet under Supplements !!

34. 2015-04-06
    listed $245,000 Active
35. 2015-04-06
    historical Hold
36. 2015-03-20
    historical
37. 2015-03-09
    price $240,000
38. 2015-02-01
    listed $245,000 Active
39. 2007-09-05
    soldstatus $220,000
40. 2007-09-05
    soldstatus $220,000
41. 2007-05-16
    listed $230,000
42. 2006-01-13
    soldstatus $183,500
43. 2006-01-13
    soldstatus $183,500
44. 2005-11-09
    listed $190,000
45. 2005-11-03
    soldstatus $175,000
46. 1982-10-01
    soldstatus $71,400
47. 1982-08-01
    soldstatus $71,400

ⓘ 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: $870 · $72/mo
• Projected year-2 tax: $870 · $72/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: $33,279
• − Mortgage interest: −$14,844
• − Property taxes: −$870
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,662
• − Management: −$2,662
• − HOA: −$5,892
• − Depreciation: −$7,709
• Taxable loss: −$2,686
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $2,172/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

+271.1% since first listed

32 events — show timeline

• 2026-06-18 Price Changed $265,000 HiCentral MLS
• 2026-04-27 Listed $275,000 HiCentral MLS
• 2025-08-22 Rental Removed $1,650 BUILDIUM
• 2025-08-01 Listed for Rent $1,650 BUILDIUM
• 2025-07-30 Listing Removed — HiCentral MLS
• 2025-07-09 Price Changed $295,000 HiCentral MLS
• 2025-06-21 Listed $310,000 HiCentral MLS
• 2024-05-26 Rental Removed $1,500 HICMLS
• 2024-05-17 Listed for Rent $1,500 HICMLS
• 2024-04-28 Rental Removed $1,500 HICMLS
• 2024-04-17 Listed for Rent $1,500 HICMLS
• 2015-09-15 Sold (Public Records) $235,000 Public Records
• 2015-09-15 Sold (MLS) $235,000 HiCentral MLS
• 2015-07-23 Relisted — HiCentral MLS
• 2015-07-20 Listing Removed — HiCentral MLS
• 2015-05-20 Price Changed $239,000 HiCentral MLS
• 2015-05-11 Price Changed $244,999 HiCentral MLS
• 2015-04-28 Listed $245,000 HiCentral MLS
• 2015-04-06 Listed $245,000 HiCentral MLS
• 2015-04-06 Delisted — HiCentral MLS
• 2015-03-20 Listing Removed — HiCentral MLS
• 2015-03-09 Price Changed $240,000 HiCentral MLS
• 2015-02-01 Listed $245,000 HiCentral MLS
• 2007-09-05 Sold (Public Records) $220,000 Public Records
• 2007-09-05 Sold (MLS) $220,000 HiCentral MLS
• 2007-05-16 Listed $230,000 HiCentral MLS
• 2006-01-13 Sold (Public Records) $183,500 Public Records
• 2006-01-13 Sold (MLS) $183,500 HiCentral MLS
• 2005-11-09 Listed $190,000 HiCentral MLS
• 2005-11-03 Sold (Public Records) $175,000 Public Records
• 1982-10-01 Sold (Public Records) $71,400 Public Records
• 1982-08-01 Sold (Public Records) $71,400 Public Records

Property tax history

+2.7%/yr

Latest (2022): $870 · -4.4% YoY. Source: county tax records.