Condo & Townhome Financing in Kailua, HI

Condo & Townhome investing in Kailua

Condos and townhomes are the lowest-basis way into the Kailua rental market, and the trade is that a second set of underwriting rules applies to the building, not just to you. Every DSCR condo file in Hawaii runs a project review: owner-occupancy ratio, investor concentration, HOA delinquency rate, reserve funding, and any pending litigation or special assessment.

At the Kailua median of $1,450,000, a condo or townhome prices near $1,044,000, roughly a quarter under the detached median. Minimum down is 20% ($208,800), leaving a loan of $835,200. Estimated all-in PITIA runs about $7,603 per month, and that figure already carries an HOA allowance of $480/month — HOA dues count in the DSCR denominator, which is exactly why condo files that look cheap on price often ratio worse than a detached comp.

Returns and structure

Return metrics at the Kailua median for this product: an estimated cap rate of 2.89%, and monthly cash flow of $3,554 negative at 20% down. Negative cash flow at the minimum down payment is common in appreciation-led markets; investors close the gap with a larger down payment, a purchase below median, an added unit, or a rate buydown. Note that the $835,200 loan amount exceeds the $806,500 conforming limit for Honolulu County, so agency pricing is off the table and this is a jumbo DSCR file.