Hawaii Investment Property Calculator | Tamara Young, REALTOR®

Property Inputs

Property & Loan

Purchase Price *

Enter a purchase price greater than $0.

Down Payment

Percent

Amount

Down payment cannot exceed purchase price.

Interest Rate (Annual) *

Enter a valid interest rate (0–30%).

Loan Term *

yrs

Enter a loan term between 1 and 40 years.

Income & Expenses

Rental Strategy

⚠ Short-term rentals may be restricted. Verify zoning legality on Oahu before listing.

Monthly Rent *

Enter a monthly rent greater than $0.

HOA Fees (Monthly)

⚠ High HOA may significantly impact cash flow in Hawaii.

HOA fees cannot be negative.

Property Tax

Property tax cannot be negative.

Insurance (Monthly)

Insurance cannot be negative.

Maintenance (% of Rent)

Maintenance must be between 0% and 100%.

1031 Exchange — Relinquished Property

Enter details of the property you're selling to calculate deferred taxes & exchange requirements.

How it works: Under IRC §1031, you can defer capital gains tax by reinvesting sale proceeds into a "like-kind" replacement property. You have 45 days to identify and 180 days to close on the replacement. Any proceeds not reinvested become taxable "boot."

Property Being Sold

Gross Sale Price *

Selling Costs

Percent

Amount

Original Purchase Price (Cost Basis)

Accumulated Depreciation Taken

Years Held

yrs

Tax & Loan Details

Remaining Loan Balance

Federal Capital Gains Rate

Hawaii State Tax Rate

HARPTA Withholding (Non-Residents)

I am a non-resident seller (HARPTA applies)

Expected Closing Date

More ways to connect

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Monthly Analysis

Monthly Cash Flow

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rent minus all expenses

—

Mortgage Payment

—

per month (P&I)

Total Expenses

—

per month

Loan Amount

—

financed

Cash-on-Cash Return

—

annual (approx.)

Gross Rent Multiplier

—

price ÷ annual rent

Investment Summary i Oahu is typically an appreciation market with lower cash flow. Many investors accept break-even or slightly negative cash flow expecting long-term price gains.

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Monthly Expense Breakdown

Mortgage (P&I)—

Property Tax—

Insurance—

HOA Fees—

Maintenance—

Total Expenses—

Monthly Rent—

Cash Flow—

1031 Exchange Analysis

Tax Deferred by Doing a 1031 Exchange

Total Tax Deferred

—

federal + state + recapture

Net Sale Proceeds

—

after costs & loan payoff

Total Capital Gain

—

sale price – adjusted basis

Adjusted Cost Basis

—

original – depreciation

Depreciation Recapture

—

taxed at 25% federal

Equity Available

—

to deploy into next deal

⚠️ HARPTA Applies: As a non-resident, Hawaii requires — (7.25% of gross sale price) to be withheld at closing. A valid 1031 exchange with a Qualified Intermediary can exempt you from this withholding. Request a HARPTA exemption certificate at least 10 days before closing.

Tax Breakdown — Without 1031

Depreciation Recapture Tax (25%) —

Federal Capital Gains Tax (15%) —

Hawaii State Tax (7.25%) —

Total Tax Deferred with 1031 —

✓ Exchange Requirements (to avoid boot)

Replacement property value ≥ —

Equity to reinvest (no boot) ≥ —

New loan amount ≥ —

Boot Calculator — Optional

If I buy a replacement property for:

⏱ Critical Exchange Timeline

Day 0 Closing on relinquished property — sale proceeds must go directly to a Qualified Intermediary (QI). You cannot touch the money.

Day 45 Identification deadline — you must identify up to 3 replacement properties in writing.

Day 180 Exchange deadline — replacement property must close escrow.

QI Qualified Intermediary required — a QI must hold funds. Common Hawaii QIs: Investment Property Exchange Services (IPX1031), Asset Preservation Inc., First American Exchange.

Hawai'i Investment Calculator