One parcel in. A full pre-development workspace out.
KILO is more than a score. You bring a parcel — KILO reads it across every axis a Hawaiʻi deal turns on, names the approvals it routes through, and then tracks those filings with you until the project is permitted. The cited read and the map come with every plan, the project workspace from Solo up, and the Kilo+ add-on adds what a parcel supports by right. Here's what's inside, with real screenshots of each — and exactly what's included where.
Start on the map. Read any parcel.
Every parcel is scored on the pin. Open one and you get the cited read — these come with any plan, no add-on required.
An island map, every parcel scored, your data layers on top.
Pan the map and parcels carry their risk band on the pin. Toggle the layers that matter to your deal — cultural and historic, flood and FEMA FIRM, cesspools and wastewater, tsunami and wildfire, zoning, historic imagery — across all four counties.
A cited verdict, a 0–100 score, and the reasoning behind it.
The answer first: a due-diligence verdict and a banded score, then the six decision questions answered — each traced to a live, cited source. Never a black box, and never a clearance: a screening read that tells you where to look, not that a parcel is safe.
Turn the read into a development workspace.
Kilo+ is a single add-on — everything in this section is included in it, no base-versus-Pro split, not billed separately. It answers "what can I build here, what's it worth, and what does the record say?" — and lets you ask about the read in plain language.
Deal feasibility on your own cost, rent, and return.
You supply the hard cost, soft cost, rent, cap rate, and required return; KILO supplies the by-right yield and the §6E schedule. It solves for the residual land value the deal supports — the most you can pay for the land and still hit your number — and shows how the cultural-review risk moves it.
A 3D massing tool you can dial.
Launch the by-right massing on the parcel, then drive it: switch the use, drag the stories, and watch units, usable area, parking, and FAR move together — with the binding constraint named and an over-the-by-right-cap crossing flagged. An order-of-magnitude massing, not a CAD drawing.
The parcel's public record, assembled for you.
The research you'd otherwise pull from a half-dozen government portals, in one place — and laid out as the land's history. The owner of record and the county assessed value, the full building-permit history (including the applications that were denied or revoked), the §6E historic-preservation reviews, the FEMA flood zone, and short-term-rental enforcement — each fact one click from the government record behind it. You bring the parcel; KILO does the lookups.
By-right vs. affordable bonus, side by side — then exported.
See the by-right envelope against the affordable-housing-bonus scenario (and the HRS 201H pathway) in one card: usable area, massing, units, and the binding constraint for each. One click exports a client-ready summary.
The Kilo+ Assistant — grounded, and cited.
Ask a question about the parcel's screening in plain language and get a short answer drawn only from this read, the parcel's public records, and the glossary — with the sources it used shown as citations. It declines when the answer isn't in what's on file, and points cultural and §6E questions to SHPD rather than answering them.
Then carry the parcel through to permit.
The read already names the approvals a parcel routes through and the order they have to happen in. That pathway becomes something you can work: promote a parcel to a project and KILO tracks the filings against real dates, holds the submittal content for each one, and keeps watching the public record while the project is open. A deal file that stays current instead of a report that ages in a folder.
The pathway now runs on every island. Off Oʻahu it is scoped to what we can actually stand behind: the state-law instruments that govern statewide — environmental review, historic review, the special management area, and the Health Department and water-commission permits — plus that county's own discretionary land-use approval and its cited checklist. It deliberately does not list Honolulu's building, grading and shoreline permits, the Board of Water Supply, or Oʻahu-only review shortcuts, because each neighbor county runs those under its own code. The pathway says so on its face rather than implying the list is complete.
The pathway, tracked
Every project carries its permit pathway as live steps — status, submitted and decided dates, the party responsible, your notes. Each open filing runs a clock against the screening range for that instrument, so a review that has gone long is visible as a fact, not a feeling.
The diligence hand-off
The report ends by routing each open question to the professional licensed to answer it — the surveyor, the civil engineer, the land-use attorney, and, where §6E review attaches, the archaeologist — alongside the agency offices this parcel's findings run through and what to request from each, and the records that already exist in a seller's or an agency's files and cost a request rather than a study. Where the project would grade, that list names the geotechnical investigation and says plainly why KILO cannot stand in for it: the soil read is an NRCS survey classification — series, texture, drainage, and now the same survey's engineering tables where they carry the mapped soil (shrink-swell potential, a restrictive layer and its approximate depth, hydrologic group) — and carries no bearing capacity, fill depth, depth to refusal, or groundwater. Where grading puts foundation design on the critical path and the survey maps something adverse, that item names the flag so the investigation you commission can be scoped for it. A mapped flag raises a question for the borings to answer; a soil with nothing mapped is a soil with nothing mapped, not a clean site. Questions, not conclusions: nothing here predicts what the answer will be, and a section that doesn't render means nothing fired to ask about. One click turns the whole list into a tracked checklist on the project.
What permits actually took
The building-permit step shows the statutory review window and, next to it, the observed record: across 2,898 new-construction applications filed 2019–2021 on Oʻahu, the median ran about 12 months application-to-issuance and 35% were not issued within two years. The gap between the two is the schedule risk a pro forma carries. Computed by application cohort from the full Honolulu DPP corpus, and only from cohorts old enough to be fully observed.
Submittal checklists
28 instruments carry a check-off list of what the agency actually requires — 217 items, each verified against the adopted rule text and cited to it. The permit spine (§343 environmental assessment, SHPD §6E review, the wastewater approval, NPDES construction stormwater, building and grading permits, SMA use permit, shoreline setback variance, the water-commitment letter and the state well permit), the short-term-rental registrations, and the discretionary instruments a project routes through: conditional use, cluster and planned development, existing-use permit, the conservation district use application and the state land-use boundary amendment — plus the zoning variance for all four counties, each filed under its own code with its own decision-maker.
Agency comments & responses
Log the comments an agency returns on a filing and the response you sent back, per step, with open items flagged until they're resolved — then print the whole comment–response record when the reviewer asks for it. This is where projects stall, so it's the part worth having written down.
The pipeline board
Past a couple of projects the workspace opens as a board — a column per stage from diligence through entitlement and permitting, each project under where it stands, with a mark on anything needing attention and a one-line pulse per project: the overdue filing, the open comments, or simply the next step on the critical path.
The record keeps watching
A daily digest tells you when a tracked filing has run past its expected review window, and when new permits or applications appear on a parcel you are carrying. The public record moves whether or not you are checking it.
Your projects on the map
Projects appear as pins on the same statewide map you read parcels on, colored by pipeline stage — so your own book of work and the island are one surface, not two. Only you see your pins.
Work a whole list, not one parcel at a time.
You bring the list; KILO reads all of it, keeps watching it, and lets you combine adjacent lots. Screening and ranking work on the market and regulatory axes you underwrite on — the cultural read stays a per-parcel read, never a filter you point at the map.
Run the by-right program across your whole list.
Paste a list of TMKs and KILO runs the by-right development program on every one, ranked by usable floor area or unit yield — with the aggregate buildable across the portfolio and the binding constraint named per parcel. The pipeline read before you pick which parcels to chase deeper.
Saved screens
Filter the parcels you brought by market and regulatory bands — entitlement tier, flood zone, wastewater, SMA, environmental review — and save the criteria as a named screen you can re-run. The cultural read is deliberately not a screenable field.
Parcel watch
Put any saved parcel on watch and KILO re-reads it daily, emailing you a digest only when something actually changes — nothing when the read is stable. Five things are watched, in one email rather than five: the risk tiers and qualitative bands themselves; new permit and application activity on the parcel; the same on its immediate neighbors; a change in the owner of record on the county tax roll, naming the new owner; and — optionally, at a radius you set — the same tax-roll change on nearby parcels of a similar size, naming the new owner there too, matched on land area and distance and nothing else. Arming a watch never emails you a backlog — it takes a baseline first, then reports only what happens after. A tax-roll change is a transfer of record, not a sale report: the roll carries no price and typically reflects a recording weeks later. Oʻahu fee parcels; CPR units are not covered.
Watch an area, not a parcel
Draw a radius around a point and pick the filings you care about — application type, status — and new public filings inside it join the same daily digest. It reports filings as filed, not parcels matching a profile: KILO has not read those parcels, and opening one is an ordinary read from your plan, at your click. Application and permit filings are ingested for Oʻahu, so a quiet week elsewhere is a gap in what KILO has, never a claim that nothing was filed. There is no cultural criterion, and no place to put one.
Watch a list you bring
Paste the candidates you already have — from your own MLS saved-search alert, or from your broker — and KILO watches them the same way, on the same daily digest. It reads and re-reads the parcels you bring; it does not go find them for you, and it never ranks anyone's land by cultural sensitivity.
Combine adjacent parcels
Select neighboring lots on the map and KILO unions them into one site and solves the merged by-right envelope — surfacing the buildable area you recover when the shared lot lines dissolve. It refuses, with a reason, rather than fabricate a program across mixed zoning or non-contiguous lots.
Hand off a finished read.
Every read exports to the document the next person in the deal expects — a working file for diligence, a deck for a landowner, a one-pager for a lender. Each is composed from the same cited read on screen; nothing is re-computed or embellished.
A long-form brief for the deal file.
The letter-format working document a diligence file expects: an executive summary with the per-domain bands, development constraints, the regulatory pathway and timeline, utility availability, a cultural and historic readiness section, area context, recommended next steps, and a closing register of the unknowns the public record can't close — each with the instrument that closes it. Composed from the same cited read on screen; print to PDF.
Full report PDF
The complete cited read — verdict, score, and every decision question with its sources — server-rendered to a shareable PDF.
Presentation Summary
A landowner-facing slide-deck PDF of the same read — the version you put in front of a seller or a partner who wants the picture, not the appendix.
Pre-Acquisition Brief export
The yield, cultural-review risk, entitlement, and schedule summary as a polished one-page client document — the inline brief and the export, with the site constraints and the discovery-conditional detail, are included with Kilo+.
The rest of the due-diligence picture.
Every read carries the feasibility and regulatory context a Hawaiʻi parcel turns on — drawn live from the authoritative sources, not a stale snapshot.
Schedule & Cost Exposure
The §6E review timeline a parcel implies — the AIS field window, the discovery-conditional path, and the contingency to carry — so schedule risk is on the table before the LOI.
Entitlement & zoning — all four counties
What's allowed by right, conditional, or discretionary — read against the live county code (Honolulu LUO, Kauaʻi, Maui, Hawaiʻi), with every citation one click from the source.
Energy code & the solar water heater mandate
Hawaiʻi will not issue a building permit for a new single-family dwelling without a solar water heater system — so the read carries the requirement on every island, and names the four statutory ways around it: a poor solar resource, a cost-prohibitive life-cycle analysis, substituting a renewable energy technology system as the primary water-heating source, or a gas tankless heater where the home has another gas appliance. It notes that only a licensed architect or mechanical engineer can file the variance, and that it is deemed approved if the State does not deny it within 30 working days. Alongside it, the energy code in force for the parcel's county and the ordinance that adopted it. Where an edition is unverified, the read says so and points you at the building official.
Energy availability
Proximity to transmission and substations, a solar production estimate, and a deep-link to HECO's circuit-level hosting-capacity map — the grid picture for a renewable or all-electric project.
Renewable siting
Grid access, solar resource, developable terrain, and IRA §48E energy-community incentive context — the 10% ITC-adder layer, coal-closure and fossil-employment areas — rolled into one banded read with a plain-language headline naming the binding constraint. A siting screen for solar, storage, and data-center site selection; not a production estimate or a composite score.
Terrain feasibility
A lidar pre-development terrain screen: slope distribution, buildable-area percentage, relief, and cut/fill earthwork — the buildability read before a survey.
Where on the parcel
Terrain feasibility answers how buildable a lot is; a site plan asks where. This samples the parcel on a grid and reports which areas carry a topographic siting constraint — steep grade, an incised drainage corridor, or a footslope where colluvium collects. The summary comes with any plan; the per-cell grid rides Kilo+.
Site alteration
What the mapped record says has already happened on the ground: the NOAA C-CAP land-cover mix, whether it changed between epochs, and the built-up context around it — for all 379,000 parcels statewide, each read dated to its source and banded by confidence. Grading and existing-use context only: it has no bearing on cultural or historic-property review, there is no "unaltered" rating, and altered ground never lowers the §6E read.
Sea-level-rise exposure
The State SLR-XA scenario ladder — per-parcel exposure at 0.5 / 1.1 / 2.0 / 3.2 ft, the 3.2 ft hazard-family decomposition (passive flooding, annual high-wave, erosion), and tidal-datum context. A statewide coastal-hazard planning screen; it never enters the risk score.