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More than one housing program
This property uses more than one affordable housing program. That can change who qualifies and how rent is set, so read the labels below and call the office to confirm the unit you want.
Programs on this listing include LIHTC tax credit · 60% AMGI AMI, Section 202.
Best fit
Older adults · Seniors
Rent
Income-based
Floor plans
1 Bed
Total Units
48
Assisted
47
Studio / Efficiency
12 units
Established
1986
Avg. Household
1 person
Avg. Income
$11,858/yr
HUD Score
93
Waitlist expected. Click Check Eligibility below to generate your ready-to-print application materials so you're first in line.
Walk Score®
97/100• Walker's Paradise
Transit Score®
78/100• Excellent Transit
Bike Score®
56/100• Bikeable
Walk Score®, Transit Score®, and Bike Score® are trademarks of Walk Score and Redfin.
How Walk Score worksWhat this means for you
30%
of adjusted income
Last reported resident rent: $284/mo
This property includes LIHTC tax credit · 60% AMGI AMI, Section 202. Rent rules can change by unit, so ask the office which program applies to the apartment you want.
Section 202: This is senior housing for adults 62 and older. Rent is often based on income, so many residents pay about 30% of what they can afford after deductions.
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 96817 zip code is $95,920 (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 PAUAHI KUPUNA HALE, your total household income must fit the local Area Median Income (AMI) limits for Honolulu and the 96817 zip code. The exact rules can vary by program and by household size.
This property includes LIHTC tax credit · 60% AMGI AMI, Section 202. Check the program labels on this page and confirm the exact unit rules with management before you apply.
Local Median (1-Person)
$67,144
Local Median (4-Person)
$95,920
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.
Not explicitly confirmed. Call ahead to verify elevator availability and doorway widths before applying.
Independent housing — residents manage their own care. Not a nursing facility.
Designation
Wholly Elderly Housekeeping
Elderly
Avg. Resident Stay
7 years
Stable, long-term community
Last inspection Jan 4, 2024 · This score means the property meets HUD's highest safety and quality standards.
Management Company
Foundation Property Management, Inc.
Property Owner
Pauahi RHF Partners LP
For Profit
HUD Property ID
800005161
Rent-Restricted Units
47 of 48 total
income-restricted tax credit apartments
Rent-Restricted Until
~2064
Extended commitment: 41-year affordability period
Pauahi kupuna hale is a federally funded HUD Section 202 Supportive Housing for the Elderly community serving low-income seniors in Honolulu, Hawaii. Under HUD's Section 202 program, qualifying residents typically pay 30% of their adjusted monthly income toward rent — making this one of the most affordable senior housing options available for adults on fixed incomes.
To qualify, the head of household must generally be 62 years of age or older and meet HUD income limits for Honolulu. Based on 2024 Census data, the local median income for the 96817 zip code is $67,144 for a single person and $95,920 for a 4-person household. HUD sets Section 202 income limits as a percentage of this figure — typically at 50% or 80% of AMI depending on the specific funding type. Unlike a Section 8 housing choice voucher, the rental subsidy at a Section 202 property is tied to the building — you apply directly to Pauahi kupuna hale and are placed on the property's waitlist if units are not immediately available.
Pauahi kupuna hale is classified as independent senior living — residents live autonomously in their own apartments rather than receiving nursing or assisted-living care.
Pauahi kupuna hale is a Low Income Housing Tax Credit (LIHTC) apartment community in Honolulu, 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 Honolulu. Based on 2024 data, the local AMI for the 96817 zip code is $67,144 for a single person and $95,920 for a 4-person household. These figures make Honolulu 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 60% AMGI of AMI. That works out to approximately $57,552/yr for a 4-person household in the 96817 area. 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. Pauahi kupuna hale was placed in service around 2023, keeping rents income-restricted at least through ~2064. This property has an extended 41-year affordability commitment — providing long-term housing stability well beyond the minimum.
You must be of qualifying age. Your income must fall within HUD's Area Median Income (AMI) limits for Honolulu. Based on the 96817 zip code AMI (2024), this property's 50% income limit is approximately $33,572/yr for 1 person / $47,960/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 96817 zip code. Based on recent Census data, the local median income is $67,144 for a single person, and $95,920 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.
No on-site meals. Residents arrange their own food. Community kitchen available.
No dedicated coordinator listed. You may contact local social services for support referrals.
Income Limit
60% AMGI
Your household income must be at or below this % of Area Median Income — roughly $57,552/yr for a 4-person household in 96817 (2024 data)
Designated For
Elderly
May have preference policies — confirm with management
Additional Financing Sources
The HUD Section 202 program provides affordable senior living and low income senior apartments specifically for adults aged 62 and older. Properties like Pauahi kupuna hale receive federal funding that allows qualifying residents to pay roughly 30% of their adjusted monthly income toward rent — making these senior apartments based on income some of the most affordable senior housing options in honolulu. Most Section 202 communities are independent senior living, though some offer access to supportive services through an on-site service coordinator.
Use the eligibility checker to get the next step for this property. You will typically need proof of age (62+), income documents such as Social Security award letters or recent tax returns, and a government-issued photo ID. Many Section 202 properties maintain a waitlist, so it helps to confirm whether the list is open and whether the unit still fits your household before you apply.
Answer a few questions and we'll show what to do next for this property.
Pauahi kupuna hale is categorized as Section 202 supportive housing and is typically designed for older adults. Confirm the current age and household rules with management before applying for these low income senior apartments.
Yes, Section 202 housing is typically based on income rather than standard market pricing. Many Section 202 properties with rental assistance charge roughly 30% of adjusted household income, and this record also shows a last reported resident rent of $284.
While this record doesn't explicitly state if all utilities are included, it reports an average utility allowance of $60 per month. This means if you are required to pay your own utility bills, your monthly rent may be reduced by this allowance amount to help cover the costs. Always ask management for a specific breakdown of tenant-paid utilities.
Yes. This property is matched to an eligibility rule that requires households to earn below 50% of Area Median Income (AMI). Management will make the final income determination using your current household and income documents.
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.
Yes. This record shows a HUD inspection score of 93, with the latest inspection dated Jan 4, 2024. Inspection scores can help you understand recent property condition, but you should still ask about elevator access, unit condition, and any recent repairs before applying.
This record indicates independent senior housing, not a nursing home or assisted living facility. Residents should expect regular housing with their own daily living responsibilities, although support service coordination is not clearly listed in this record.
This appears to be a highly stable community. The property has been operating since around 1986. On average, residents stay for about 7 years. High retention usually means residents are happy and settled, but it also means turnover is low and waitlists can move slowly.
This record reports: 1 Bed. Availability can change rapidly, so ask management which layouts are currently open and whether any accessible units are available.
This property appears to be 99% occupied, which usually means applicants may be joining a waitlist. Call management to confirm whether the waitlist is open right now.
Use the eligibility checker to see the next step for this listing. Contact details are not shown here, but you can start the process and get your application path from the property page.
We'll ask a few basic questions and then show the next step.
Confirm the current age requirement, income documentation list, expected wait time, and whether the property can meet your mobility needs. If you need an accessible unit, ask about elevator access, doorway width, bathroom layout, and grab-bar availability before paying fees.
Pauahi kupuna hale is a Low Income Housing Tax Credit (LIHTC) property. HFA records indicate the income ceiling is set at 60% AMGI. This means your household income must be at or below that percentage of the Area Median Income (AMI) for honolulu. Based on 2024 Census data, the local median income for the 96817 zip code is $67,144 for a single person and $95,920 for a 4-person household. At the 60% AMGI limit, the approximate income threshold is $40,286/yr for a 1-person household / $57,552/yr 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.
This property has an extended affordability commitment beyond the standard LIHTC 30-year minimum — the record shows 41 years of affordability, keeping rents income-restricted until approximately 2064. This is a legally binding commitment, providing greater long-term housing stability for residents.
In addition to the federal Low Income Housing Tax Credit, this property was also financed with: non-profit sponsorship. Layering multiple housing subsidy programs is common and often allows properties to offer deeper affordability or better amenities than LIHTC alone.
HFA records show this property was acquired and rehabilitated using LIHTC funding around 2023. Renovation scope varies widely — some properties received light cosmetic updates while others were substantially rebuilt. Ask management what was renovated, the age of key systems (roof, HVAC, plumbing), and whether any additional work is planned.
According to HFA records, this LIHTC property is specifically designated to serve elderly residents. 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.
Yes. This property reports 12 studio or efficiency units. Efficiency units are typically self-contained apartments with a combined living/sleeping area, a kitchenette, and a bathroom — well suited for individuals or couples. Ask management for current availability and exact square footage before applying.
Data Provenance
Sourced from HUD Multifamily Database. Last updated: Jun 6, 2026.Read our methodology.
