1555 Pohaku St Unit A202 · Urban Honolulu, HI 96817

$319,000

1 bd · 1.0 ba · 550 sqft · Condo public records · 124 Days on market

Built 1975 $580/sqft · at area comps Est $346k · 8% under $455/mo HOA · 18% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +11.0/15.0
• Cash flow +8.2/30.0
• Rent growth +5.0/5.0
• Schools +3.7/10.0
• 1% rule +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1555 Pohaku is a quiet, low-rise condominium that truly feels like a hidden gem. Despite its boutique size, the building is equipped with an elevator and offers secured, gated parking for peace of mind. The property enjoys excellent access to the H-1 Freeway and is conveniently located near Costco, Kamehameha Shopping Center, and a wide variety of local restaurants. The surrounding neighborhood is a well-balanced mix of residential and business use, making it one of Honolulu's most practical and desirable areas for everyday living. Sunrise light fills the living space, creating a bright and welcoming atmosphere-perfect for starting you day. Units of this size, including one assigned parking stall and low monthly maintenance fees, are extremely rare in today's market.

Key facts

• Near costco
• $455 HOA
• Parking

Tags

• SECURED GATED PARKING
• NEAR COSTCO
• VARIETY OF LOCAL RESTAURANTS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $319k.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (18.8% below list).
• Recommended offer: $259k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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 D — 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: Kapalama Elementary School (math 37% / reading 46%, grade F, #86 of 183 statewide, top 47%, 518 students, 58% FRL); King David Kalakaua Middle School (math 22% / reading 44%, grade F, #25 of 42 statewide, top 59%, 898 students, 66% FRL); Governor Wallace Rider Farrington High School (math 17% / reading 57%, grade F, #29 of 43 statewide, top 67%, 2,238 students, 54% FRL) — zoned schools average 59% FRL vs 39% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.3%/yr); 110 active listings in the ZIP; 10 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 41% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Honolulu County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $259,081 (18.8% 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 124 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.04%
• DSCR: 0.82
• GRM: 10.3

CMA / ARV

• ARV (median comp): $345,709
• List price: $319,000
• Delta: -7.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.36×
• Total profit: $-57,016
• Equity at exit: $47,564

10-year hold

• IRR: -1.5%
• Equity multiple: 0.87×
• Total profit: $-11,465
• Equity at exit: $27,581

Cash invested: $89,320 (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 96817

• Rents YoY: 10.3%
• Active inventory: 110
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,591 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$87 /mo · $1,038/yr
• Insurance: −$133
• HOA: −$455
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $-301

Break-even live

Break-even rent $2,971

Max offer price $265,906

Occupancy floor —

Sensitivity live

Price	-10% $-120	-5% $-210	+0% $-301	+5% $-391	+10% $-481
Rent	-10% $-505	-5% $-403	+0% $-301	+5% $-198	+10% $-96
Rate	-1.0pp $-140	-0.5pp $-219	base $-301	+0.5pp $-383	+1.0pp $-467

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2138 Mahalo St Honolulu, HI	1.0	1.0	490	$2,600	$5.31	23d	1	0.65mi
1320 Aala St Honolulu, HI	1.0–3.0	1.0–1.5	735	$2,250	$3.06	5d	1	0.78mi
1260 Richard Ln #513 Honolulu, HI	2.0	1.0	643	$2,800	$4.35	5d	1	0.92mi
1260 Richard Ln Unit B318 Honolulu, HI	2.0	1.0	643	$2,750	$4.28	25d	1	0.92mi
1515 Nuuanu Ave Honolulu, HI	1.0	1.0	574	$2,600	$4.53	21d	1	1.11mi
60 N Beretania St Honolulu, HI	1.0–2.0	1.0–2.0	895	$2,950	$3.30	5d	3	1.12mi
1255 Nuuanu Ave Unit E3203 Honolulu, HI	1.0	1.0	615	$2,800	$4.55	25d	1	1.21mi
2664 Waolani Ave Unit C Honolulu, HI	2.0	1.0	650	$3,200	$4.92	25d	1	1.30mi
1132 Bishop St Honolulu, HI	1.0	1.0	486	$3,250	$6.68	5d	1	1.35mi
1088 Bishop St #3310 Honolulu, HI	1.0	1.0	650	$2,600	$4.00	25d	1	1.38mi

HOA detail condo

• Monthly dues: $455 · $5,460/yr
• Likely covers: securityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $319,000 Active 124 DOM
2. 2026-06-18
   days on market $319,000 Active 121 DOM
3. 2026-06-17
   days on market $319,000 Active 120 DOM
4. 2026-06-16
   days on market $319,000 Active 119 DOM
5. 2026-06-15
   days on market $319,000 Active 118 DOM
6. 2026-06-13
   days on market $319,000 Active 116 DOM
7. 2026-06-13
   days on market $319,000 Active 115 DOM
8. 2026-06-10
   days on market $319,000 Active 113 DOM
9. 2026-06-09
   days on market $319,000 Active 112 DOM
10. 2026-06-08
    days on market $319,000 Active 111 DOM
11. 2026-06-07
    days on market $319,000 Active 110 DOM
12. 2026-06-05
    days on market $319,000 Active 107 DOM
13. 2026-06-03
    days on market $319,000 Active 106 DOM
14. 2026-06-02
    days on market $319,000 Active 105 DOM
15. 2026-06-01
    days on market $319,000 Active 104 DOM
16. 2026-05-31
    days on market $319,000 Active 103 DOM
17. 2026-02-17
    listed $319,000 Active 777-char remark

    Show marketing remark (777 chars)

    1555 Pohaku is a quiet, low-rise condominium that truly feels like a hidden gem. Despite its boutique size, the building is equipped with an elevator and offers secured, gated parking for peace of mind. The property enjoys excellent access to the H-1 Freeway and is conveniently located near Costco, Kamehameha Shopping Center, and a wide variety of local restaurants. The surrounding neighborhood is a well-balanced mix of residential and business use, making it one of Honolulu's most practical and desirable areas for everyday living. Sunrise light fills the living space, creating a bright and welcoming atmosphere-perfect for starting you day. Units of this size, including one assigned parking stall and low monthly maintenance fees, are extremely rare in today's market.

18. 2022-05-04
    soldstatus $310,000 Sold 801-char remark

    Show marketing remark (801 chars)

    A diamond in the rough waiting for your creativity and vision! This cool & breezy one bedroom, one bath apartment has a larger living area thanks to the enclosed lanai that allows for a more flexible floor plan. Freshly painted interior. New Kitchen faucet and disposal. Newer stack washer & dryer in the unit. Trash chute conveniently located on the same floor. One assigned covered parking stall located on ground floor level in a secured building with guest parking. This pet friendly & gated building has an elevator with a Resident Manager that resides at the property. The tropical garden outside your door adds to the charm of this quaint residence. Low maintenance fees. Convenient to eateries, shops, schools, bus line and freeway access. To be sold "As Is."

19. 2022-03-21
    listed $315,000 Active 801-char remark

    Show marketing remark (801 chars)

    A diamond in the rough waiting for your creativity and vision! This cool & breezy one bedroom, one bath apartment has a larger living area thanks to the enclosed lanai that allows for a more flexible floor plan. Freshly painted interior. New Kitchen faucet and disposal. Newer stack washer & dryer in the unit. Trash chute conveniently located on the same floor. One assigned covered parking stall located on ground floor level in a secured building with guest parking. This pet friendly & gated building has an elevator with a Resident Manager that resides at the property. The tropical garden outside your door adds to the charm of this quaint residence. Low maintenance fees. Convenient to eateries, shops, schools, bus line and freeway access. To be sold "As Is."

20. 1997-09-26
    soldstatus $27,560
21. 1975-11-01
    soldstatus $39,600

ⓘ 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: $1,038 · $87/mo
• Projected year-2 tax: $1,038 · $87/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: $31,090
• − Mortgage interest: −$17,869
• − Property taxes: −$1,038
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,487
• − Management: −$2,487
• − HOA: −$5,460
• − Depreciation: −$9,280
• Taxable loss: −$9,127
• Est. tax savings @ 24.0%: +$2,190
• After-tax cash flow: $-1,416/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): 55,492
• Household income: $75,476
• Rent vs Own: 55.4% rent · 44.6% own
• Severe rent burden: 2290.0

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 0.64)
• Race & ethnicity: Asian 60% Two or more races 18% Pacific Islander 12% White 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Russian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 35% · China, South Korea, Vietnam
• Languages at home: 56% English-only · Other Asian/Pacific 17% Chinese 14% Tagalog/Filipino 6%

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: ▼ -414.53%
• Current HPI: 332.6829
• Rent YoY: ▲ 10.27%
• Metro: Urban Honolulu, HI
• State GDP YoY: —
• F500 in state: 0

Price history

+705.6% since first listed

5 events — show timeline

• 2026-02-17 Listed $319,000 HiCentral MLS
• 2022-05-04 Sold (MLS) $310,000 HiCentral MLS
• 2022-03-21 Listed $315,000 HiCentral MLS
• 1997-09-26 Sold (Public Records) $27,560 Public Records
• 1975-11-01 Sold (Public Records) $39,600 Public Records

Property tax history

+3.6%/yr

Latest (2022): $1,038 · +4.4% YoY. Source: county tax records.