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Best fit
Families
Rent
Est. $2016 - $5830/mo
Based on local HUD estimates
Floor plans
1 Bed • 2 Bed • 3 Bed
Total Units
120
Year Built / Opened
2020
Waitlist expected. Click Check Eligibility below to generate your ready-to-print application materials so you're first in line.
Walk Score®
42/100• Car-Dependent
Transit Score®
37/100• Some Transit
Bike Score®
47/100• Somewhat Bikeable
Walk Score®, Transit Score®, and Bike Score® are trademarks of Walk Score and Redfin.
How Walk Score worksNearby places
Grocery store
Safeway, about 0.45 miles away
School
Ewa Makai Middle School, about 0.23 miles away
What this means for you
This property includes LIHTC tax credit · Not Reported AMI. Rent rules can change by unit, so ask the office which program applies to the apartment you want.
LIHTC: These are income-based apartments with rent limits tied to the local Area Median Income (AMI) — not market-rate rent. The local 4-person AMI for the 96706 zip code is $134,369 (2024 data). Rent limits are set from that number. If this property also has rental assistance, some tenants may pay about 30% of adjusted income.
To qualify for these apartments at KULIA AT HO OPILI, your total household income must fit the local Area Median Income (AMI) limits for Ewa Beach and the 96706 zip code. The exact rules can vary by program and by household size.
This property includes LIHTC tax credit · Not Reported AMI. Check the program labels on this page and confirm the exact unit rules with management before you apply.
Local Median (1-Person)
$94,058
Local Median (4-Person)
$134,369
Based on the latest 2024 census data, the figures above show the local median earnings for this area. Management will generally require your household income to be at or below 50% of these median figures.
HUD's Small Area Fair Market Rent, or SAFMR, is a ZIP-code-based fair market rent estimate. It can help you compare what different bedroom sizes may cost in this area.
| Bedroom | 90% | SAFMR | 110% |
|---|---|---|---|
| Studio | $2,016 | $2,240 | $2,464 |
| 1 BR | $2,169 | $2,410 | $2,651 |
| 2 BR | $2,844 | $3,160 | $3,476 |
| 3 BR | $3,951 | $4,390 | $4,829 |
| 4 BR | $4,770 | $5,300 | $5,830 |
These values are only a comparison tool. They do not replace the property's actual rent, and they do not guarantee what you will pay unless your program uses SAFMR directly.
Not explicitly confirmed. Call ahead to verify elevator availability and doorway widths before applying.
Property Owner
Kulia Homes Limited Partnership
For Profit
Rent-Restricted Units
119 of 120 total
income-restricted tax credit apartments
Rent-Restricted Until
~2020
Minimum 30-year LIHTC legal commitment
Kulia at ho opili is a Low Income Housing Tax Credit (LIHTC) apartment community in Ewa Beach, Hawaii. LIHTC properties — also called Section 42 housing or tax credit apartments — are income-restricted rentals developed with federal tax credits administered by state Housing Finance Agencies (HFAs). Qualifying residents pay rent based on a percentage of the Area Median Income (AMI) for Ewa Beach. Based on 2024 data, the local AMI for the 96706 zip code is $94,058 for a single person and $134,369 for a 4-person household. These figures make Ewa Beach tax credit apartments among the most affordable rentals available without a Section 8 voucher.
To qualify, your total household income must fall at or below the income limit set for this property — currently Not Reported of AMI. Unlike public housing, LIHTC income-restricted apartments are privately managed and require you to apply directly to the property. Rent is fixed at a discounted rate tied to AMI — not to your specific income — so your monthly payment stays predictable.
By law, LIHTC properties must remain rent-restricted for a minimum of 30 years. Kulia at ho opili was placed in service around 2020, keeping rents income-restricted at least through ~2020.
You must be of qualifying age. Your income must fall within HUD's Area Median Income (AMI) limits for Ewa Beach. Based on the 96706 zip code AMI (2024), this property's 50% income limit is approximately $47,029/yr for 1 person / $67,185/yr for a 4-person household.
This listing shows historically available units. Ask directly if a unit is open today.
If you use a wheelchair or walker, confirm elevator access and doorway widths before submitting a paid application.
Did you know?LIHTC properties have specific maximum rent limits based on your income and the local Area Median Income (AMI). Read the full guide
Income limits are calculated against the Area Median Income (AMI) for the 96706 zip code. Based on recent Census data, the local median income is $94,058 for a single person, and $134,369 for a four-person household. Your specific income cap depends on the exact subsidy program rules applied by management.
To view how these median figures translate to specific income caps (e.g., 30%, 50%, or 60% AMI limits) for all household sizes, check out the AMI Calculator .
Our eligibility tool automatically cross-references your household size and gross income with the local AMI database for this property to determine your fit.
Income Limit
Not Reported
Your household income must be at or below this % of Area Median Income
Designated For
Families
May have preference policies — confirm with management
For 96706, the reported fair market rent amounts are Studio $2,240 ($2,016 / $2,464); 1 BR $2,410 ($2,169 / $2,651); 2 BR $3,160 ($2,844 / $3,476); 3 BR $4,390 ($3,951 / $4,829); 4 BR $5,300 ($4,770 / $5,830). These figures are reference points used in housing assistance programs and voucher calculations, but they do not guarantee your lease rent.
| Bedroom | 90% Standard | SAFMR | 110% Standard |
|---|---|---|---|
| Studio | $2,016 | $2,240 | $2,464 |
| 1 BR | $2,169 | $2,410 | $2,651 |
| 2 BR | $2,844 | $3,160 | $3,476 |
| 3 BR | $3,951 | $4,390 | $4,829 |
| 4 BR | $4,770 | $5,300 | $5,830 |
The 90%, 100%, and 110% columns show the range around the base SAFMR value for each reported bedroom size. If you are using a voucher or other subsidy, ask management which standard they use for your unit size.
Safeway is about 0.45 miles away from Kulia at ho opili.
Ewa Makai Middle School is about 0.23 miles away from Kulia at ho opili.
This record reports: 1 Bed • 2 Bed • 3 Bed. Availability can change rapidly, so ask management which layouts are currently open and whether any accessible units are available.
Kulia at ho opili is a Low Income Housing Tax Credit (LIHTC) property. HFA records indicate the income ceiling is set at Not Reported. This means your household income must be at or below that percentage of the Area Median Income (AMI) for ewa beach. Based on 2024 Census data, the local median income for the 96706 zip code is $94,058 for a single person and $134,369 for a 4-person household. Management will verify income during the application process.
To view the specific income caps (e.g. 30%, 50%, or 60% AMI limits) for all household sizes, check out the AMI Calculator .
Our eligibility tool automatically cross-references your household size and gross income with the local AMI database for this property to determine your fit.
LIHTC properties are required by law to remain affordable for a minimum of 30 years from the date they were placed in service (Kulia at ho opili was placed in service around 2020, so rent restrictions are secured at least until ~2050). After that period, the owner can choose to exit the program or renew. Ask management about the property's current compliance end date.
Yes. HFA records classify this as a new construction LIHTC property, meaning units were purpose-built as affordable housing rather than converted from existing stock. New construction properties often feature modern layouts and energy-efficient systems. It's worth asking management about the age of appliances and any known maintenance issues before applying.
According to HFA records, this LIHTC property is specifically designated to serve families. This means it may have specialized services, accessible units, or preference policies that prioritize these groups. Contact management to understand their current preference and waitlist selection process — being in a designated group does not guarantee priority without a formal application.
Data Provenance
Sourced from LIHTC Database. Last updated: Jul 11, 2026.Read our methodology.
