This 3 bedroom 1.5 bathroom condominium is offered at $249,000. It has an interior square footage of 1113 square feet, as well as a large lanai with views of Kapolei. The unit needs work and the price reflects the room for you to invest your time and energy to make the unit the way you like it. Prior to filing bankruptcy, the owner installed a new sliding glass door, new kitchen cabinets and an extra deep Kohler tub. I checked with a local property manager and he felt that the unit would rent in a range between $1,700 and $1,900 per month. The following is a brief analysis of a possible investment scenario based on a rental rate of $1,800 per month.  CLICK HERE TO READ THE ENTIRE POST. 06/18/2008

While showing properties this weekend it hit me.  The reason so many properties seem to be improperly identified is there are not enough categories in the MLS system. For example let's look at the condition of homes.  We definitely need some more categories here.  Instead of just excellent, we need a few levels of "Excellent" Really Excellent - Move in condition, with upgrades and a great yard. Nearly Excellent - Recently painted the bedroom Almost Nearly Excellent - Paint and carpet less than 10 years old Used to be Excellent - You should have seen it 10 years ago. Above Average Condition Really Above Average - Ready to Move in, but could use updating Nearly Above Average - Badly needs paint and carpet Almost Nearly Above Average - The roof is not leaking.  The blue tarp was recently r... 06/17/2008

The Honolulu Board of Realtors statistics for the 1st Quarter of 2008 show 46 sales in Hawaii Kai, with a median sales price of $865,300.  This compares to 51 sales in the 4th quarter of 2007, with a median price of $919,000. Median list prices were considerably higher:  $1,269,700 for the first quarter of this year, and $1,314,200 for the 4th quarter. In May, 2008, 18 homes sold in Hawaii Kai, with a price range from $630,000 to $2,100.000.  Averages for sold homes were 2,076 square feet, 4 bedrooms/3 baths, 96% list:sales price, and 93 days on market. Our 2008 sales year so far in Hawaii Kai has been very robust, with 71 sales.  Averages were 2,305 sq ft, 4 bedrooms/3 baths/96% list:sale price, and 84 days on market.  Prices ranged from $551,000 for a home in Kalama Vally to $6,400,0... 06/17/2008

June 17th, 2008 categories: Honolulu Real Estate 101, Rants & Riffs More and more reports are coming out pondering significant economic inflation. As much as I don’t want to see the inflation of the late 70’s and early 80’s, I would be remiss to turn a blind eye to its possibility. Two recent articles at the Wall Street Journal’s website talk about signs that inflation may be on its way.   CLICK HERE TO READ THE ENTIRE POST. 06/17/2008

June 16th, 2008 categories: Honolulu Real Estate 101 A blog by Cynthia Hoskins, of Clark Realty on the Big Island, inspired me to write about off island lenders. Cynthia writes the following. “ Local lenders understand the Hawaii Purchase Contract and its contingencies and have established relationships with underwriters who are familiar with the unique aspects of the Hawaii real estate market–there are many!" CLICK HERE TO READ THE ENTIRE POST. 06/16/2008

One of Honolulu's superblock of retail, dining and new residences is located between Ala Moana Shopping Center (between Ala Moana and Kapiolani Boulevards), Walmart/Sam's Club (on Keeaumoku Street) and the Ward Shopping Compex.  Over the last fifteen years and more recently, within the last two, new luxury towers have been displacing what was once warehouses and auto body shops.  These architectural trophies are creating an interesting skyline for Honolulu postcards which you can now mail to friends and family. If you are looking to buy or sell a one bedroom (1 BR) condominium in this Hot Neighborhood (Kakaako), ask Ronda Ching Day to help you. As of today, there are 21 Active Listings of One Bedroom Condominiums in the Kakaako neighborhood: Building                #units for sale      ... 06/13/2008

June 13th, 2008 categories: Buying Honolulu Real Estate, Rants & Riffs Great news. Even though Honolulu seems safe, according to the Honolulu Advertiser, the crime rate has been declining over the last four (4) years. “Law enforcement officials and observers credit the declining crime rate to a focus on repeat offenders, especially drug traffickers and car thieves, as well as increased community vigilance.”   CLICK HERE TO READ THE ENTIRE POST. 06/13/2008

June 12th, 2008 categories: Honolulu Real Estate 101 So you sold your house and now you’re a couple of weeks away from the close of escrow. The buyer’s lease has run out and they have to move. You get a call asking that the buyer be allowed to move in prior to the close of escrow. What to do? What to do? Here is the short answer…run for the hills! Don’t let it happen! Squash the idea like a bug! Just say “No”! Am I clear? Any questions? Now for the long answer.   CLICK HERE TO READ THE ENTIRE POST. 06/12/2008

June 11th, 2008 categories: Rants & Riffs Hip, hip hooray! Monocle Magazine has just named Honolulu the USA’s most livable city.   CLICK HERE TO READ THE ENTIRE POST. 06/11/2008

  June 11th, 2008 categories: Buying Honolulu Real Estate Disclosures Before You Read This Blog. 1. The FHA may not allow the purchase of multiple properties. 2. Lender guidelines regularly change and loan programs may not be available in the future. Specific terms outlined herein could change too. 3. The interest rate of 6% is an example and may not be available when an attempt is made to get a loan. 4. A 3% appreciation rate is an example. It is possible that you could experience little or no appreciation. It is possible you could experience negative appreciation. DO NOT RELY ON THIS BLOG TO DETERMINE AN EXPECTED RETURN ON INVESTMENT. 5. All estimates made in this Blog, are for discussion purposes only and should not be relied on for purchase or investment decisions. Should you decide... 06/11/2008

  June 9th, 2008 categories: Rants & Riffs Honolulu’s hurricane season is upon us. Sure we need to make sure to have the appropriate supplies on hand, batteries, water, food, radio’s, some cash, etc. The recent article at Fox News talks about the documents we should have on hand too.   CLICK HERE TO READ THE ENTIRE POST. 06/10/2008

This 3 bedroom 1.5 bathroom condominium is offered at $350,000 and it is in a Honolulu condominium called Terrace Towers.  At 918 square feet it comes with one open parking stall. The kitchen and bathroom cabinets were changed in 2006 and the unit would make an excellent home for a first time buyer or rental income property for an investor. I checked with a local property manager and he felt that the unit would rent in a range between $1900 and $2300 per month. The following is a brief analysis of a possible investment scenario based on a rental rate of $2200 per month.   CLICK HERE TO READ THE ENTIRE POST. 06/10/2008

Using An In House Lender in Honolulu? May 13th, 2008 categories: Reasons To Sell Many local Honolulu real estate firms have their own “in house” lender, also known as an “affiliated” lender.   CLICK HERE TO READ THE ENTIRE POST. 06/07/2008

Colorful Curb Appeal; Painting with Plants:  In Hawaii we are blessed with incredible tropical flora, some of it indigenous much of it imported. To really add some zing to your curb appeal I have assembled some of my favorites. Ti plants (Cordyline terminalis)3'-6' are indigenous to Hawaii and are found through out Polynesia and tropical climes worldwide. Ti's come in a great number of shapes, colors, and textures. Here are just some of the many varieties available.Ti plants are sacred to the Hawaiian's and are used in many ways in addition to landscaping. Foods such a Lau Lau and Kalua Pig are wrapped in Ti leaves and cooked in Imu's (traditional Hawaiian oven's dug in the ground), They are also used as hula skirts, in religious ceremonies and as offertory wrappings.                   ... 06/06/2008

Surveys and the case of Encroachments in Honolulu April 7th, 2008 categories: Honolulu Real Estate 101, Negotiating One of the issues that can be shown on a perimeter survey is called a encroachment. In layman’s terms, an encroachment is when a wall, gate, pool or some other improvement crosses the property line. This can be an improvement from a neighboring property coming onto your property or from your property going onto a neighboring lot. What to do? First, it needs to be determined if the encroachment is de minimus and in Honolulu residential real estate this means that it is six (6) inches or less (HRS 669). If it meets this standard (de minimus) then the Purchase Contract calls for no further action. If it is greater than six (6) inches, and C-42 and C-43 of the Purchase Contrac... 06/06/2008

Honolulu’s I-9 Sports June 6th, 2008 categories: Rants & Riffs Given that I have school age children, over the last several years, I have had a chance to experience a wide variety of Honolulu’s youth sports programs. We have played Wai-Kahala flag football and baseball, Police Athletic Leagues, KAC Basketball, club volley ball, club swimming, ILH track and summer school wrestling. By far, the best run youth sports organization is I-9 Sports.   TO READ THE ENTIRE POST CLICK HERE. 06/06/2008

Yaay! A Decline In Housing Inventory! June 5th, 2008 categories: Rants & Riffs Today’s Wall Street Journal article talks about a decline in the number of homes for sale on a national basis.   I’ll take all of the positive news I can get. CLICK HERE TO READ THE ORIGINAL POST 06/05/2008

Can A School Have An Impact on Honolulu Real Estate Values? June 5th, 2008 categories: Honolulu Real Estate 101 I attended the oldest High School west of the Rocky Mountains, Lahainaluna, on Maui. It was founded in 1831, but this is not the institution of which I write today. Punahou school, in Honolulu, was founded in 1841 and is considered one of the best schools in the country. It’s graduates include Barack Obama (if you live under a rock…the presidential candidate), Steve Case (founder of AOL), Michelle Wie (golfer), professional football players Mark Tuinei and Mose Tatupu to name a few. For much of Hawaii’s history, Punahou has provided many of the community and business leaders of Hawaii. So how does this impact the value of Honolulu real estate?   CLICK HERE TO READ THE ENTIRE P... 06/05/2008

To Add Or Not To Add to Your Honolulu Contract? June 4th, 2008 categories: Honolulu Real Estate 101 Here is another part of your Honolulu contract quiver. Coldwell Banker Pacific Properties uses an Addendum to the Purchase Contract and many firms mirror this document. CLICK HERE TO READ THE ENTIRE POST. 06/04/2008

The real estate condo market in Hawaii Kai in May, 2008 was down from 2007.   In May, 20 units sold compared to 36 last year, for a median sales price of $559,500 compared to $565,000 in 2007.  Year-to-date, 91 condos have sold vs. 106 last year.  Median sales price this year has been $540,000 against $545,000 in 2007.Statistics for East Oahu are slightly different.  Sales volume of fee simple condos for East Oahu declined 16.9% in number of sales, from 148 to 123; median sales price increased 4.3% from $517,500 to $540,000; average sales price increased 13.4%, from $586,617 to $665,126.Sales of leasehold units in East Oahu weren't quite as robust.  15 sales closed in May compared to 16 last year, for an average median sales price of $475,000 - down from $528,500 last year, and an avera... 06/03/2008