Estimated values: The U.S. Census suppresses field-level data for small places. Estimated from county average, pop-weighted from real underlying ACS data.
Tenant beats landlord
41.5%
/ 100 outcomes
In court-decided eviction outcomes for Makaha Valley, HI, tenants prevail in roughly 41.5% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
159d
filing → judgment
From the moment an unlawful-detainer notice is filed in Makaha Valley, HI until a money judgment is entered, a contested eviction takes about 159 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$8.2–15.6k
legal + lost rent
A typical eviction in Makaha Valley, HI costs landlords $8,223 to $15,638 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$2,181
34% stretched on rent
Average gross rent in Makaha Valley, HI is $2,181 per month per the U.S. Census American Community Survey (5-year 2023). 34% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
7.6%
of households
7.6% of occupied housing units in Makaha Valley, HI are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
11.8%
9.1% unemp.
11.8% of Makaha Valley, HI residents live below the federal poverty line, and unemployment runs at 9.1%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
Dem margin +21.6% (2024)
6.7
Regional political climate
County-weighted neighbor mix
6.7
State political climate
Hawaii legislature & governorship
5.5
Economic stress
11.8% poverty · 9.1% unemp.
7.2
Supply constraint
$2,181 average · 7.6% renters
2.9
Rent Control risk
33.9% of income on rent
4.5
Eviction process difficulty
159 days filing → judgment
5.7
Tenant organizing strength
7.6% renters
2.9
Housing court bias
County bench composition
4.7
Geographic context
Risk heat across Makaha Valley and the region
Click any city to see its score
How Makaha Valley compares
Risk score vs. peers, county, state, and the U.S.
Rank in Honolulu County
High
#9of 54 cities
#9 of 54 cities in Honolulu County for landlord eviction risk.
Rank in Hawaii
High
#31of 161 cities
#31 of 161 cities in Hawaii for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
5.6
/ 10 · ELEVATED
The verdict
A Elevated-tier market.
Composite 5.6/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a sharp climb.
50-yr trend+3.1 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
159d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $2,181/mo. A contested eviction takes 159 days and costs $8,223–$15,638 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
7.6%
Renters
The renters
Who you'll be renting to.
Out of 163 residents, 7.6% rent. 34% are spending 30%+ income on rent, 11.8% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
6.7
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 6.7 and 6.7 (Dem margin +21.6% (2024)). State climate at 5.5, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
5.5
State politics
The process
Moderate calendar, moderate friction.
State political climate 5.5/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 5.7, housing court bias 4.7, rent-control risk 4.5. Standard process speed for the state.
50-yr trendProcess difficulty +0.7 since '00
197620012026
Court-clerk data lands in the next release.
7.2
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 7.2. Supply constraint: 2.9. The numbers behind those: 11.8% poverty, 9.1% unemployment, 34% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Makaha Valley sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Makaha Valley · 159d · ~$11.9k all-in ($75/day) · score 5.6National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Makaha Valley, Hawaii, presents an elevated-friction market where documented notices and proactive screening matter. The Eviction Risk Score is 5.6/10 (ELEVATED tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Elevated-friction market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Makaha Valley is a city of 163 residents where 7.6% of occupied units are renter-occupied, and the typical renter spends 33.9% of income on rent. At an average rent of $2,181/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Makaha Valley eviction process actually works
Eviction process difficulty here reads 5.7/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Makaha Valley closes 159 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Makaha Valley's timeline is usually the calendar, not the motion practice. Housing court bias scores 4.7/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Makaha Valley runs $8,223 to $15,638 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 159 days of typical timeline and $2,181/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 2.9/10 in Makaha Valley, and the city has limited rent control exposure (4.5/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Hawaii, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Makaha Valley: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a ELEVATED tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Hawaii's statutory language. Fix those four, and most cases settle or default. Skip them, and a $15,638 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Makaha Valley
Trap · 26.9 POINTS
Honolulu County voted Democratic by 26.9 points in 2020, a baseline that correlates with tenant-protective legislative pressure under HRS 521.
05FAQ
Frequently asked questions
Q1
How long does an eviction really take in Makaha Valley?
The typical eviction timeline in Makaha Valley is 159 days. This is an average and can vary depending on court schedules, tenant actions, and whether the case is contested. It's not a quick process, so plan accordingly.
Q2
What's the most common mistake landlords make during eviction?
The most common mistake is failing to properly serve notices or making errors in the legal paperwork. Any procedural misstep can lead to delays or even dismissal of your case, forcing you to restart the process and incur more costs. Get legal advice early.
Q3
Can I just change the locks if a tenant stops paying?
Absolutely not. That's an illegal "self-help" eviction and can lead to serious penalties, including fines and having to pay damages to the tenant. You must follow the legal eviction process through the courts.
Q4
Is Makaha Valley considered landlord-friendly?
With a moderate eviction risk score of 4.4/10 and no statewide just-cause or source-of-income protections, Makaha Valley is more landlord-friendly than some other areas. However, the lengthy and costly eviction process means you still need to be diligent and proactive.
Q5
What should I do if my tenant damages the property?
Document all damages with photos and videos immediately. You can use the security deposit to cover damages beyond normal wear and tear. If damages exceed the deposit, you can sue the tenant in small claims court or include it in your eviction filing if applicable.
Q6
When should I hire an attorney for an eviction?
Ideally, you should consult an attorney as soon as you anticipate an eviction might be necessary, definitely before you file any court papers. An attorney can ensure your notices are correct, guide you through the court process, and represent you effectively, saving you time and money in the long run.
A 5.6/10 places Makaha Valley in the 87th percentile of Hawaii cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has risen sharply since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Makaha Valley (5.6/10)
Same risk band nationally · click any city for its full breakdown.
