MAUI LAND AND PINEAPPLE INC (MLP)
Real Estate · diversified real estate operations · NYSE
A Maui-based landowner transitioning from legacy operations to master-planned community development, agricultural ventures, and recurring leasing income.
What MAUI LAND AND PINEAPPLE INC does
Maui Land & Pineapple Company, Inc. is a Hawai‘i-based landholding and operating company that owns approximately 22,300 acres of land and 247,000 square feet of commercial property on Maui. The company manages its portfolio through three main business segments: land development and sales (including residential, resort, and commercial planning), leasing (commercial, agricultural, and industrial land, and water system management), and resort amenities through the Kapalua Club. Its strategy focuses on optimizing land use for development, agriculture, and long-term asset value.
Recent developments
The company appointed Ryan Panopio as Chief Investment Officer in May 2026 and entered into a memorandum of understanding with the County of Maui for the potential sale of certain water assets. It continues to advance its 80-acre blue agave venture at Hali‘imaile Ranch and maintains over $20 million in contracted land sales in escrow.
From MAUI LAND AND PINEAPPLE INC's filing of 2026-08-14.
Themes: real estate development, land management, commercial leasing, resort & hospitality, sustainable agriculture, water utility infrastructure
Fundamentals
- Price$15.17 as of 2026-10-08 close
- Market cap$301M as of 2026-08-06 (share count; price 2026-10-08)
- 1-year return-12.6% 2025-10-08 close $17.35 → 2026-10-08 close $15.17
- P/En/a negative earnings
- Net margin-54.4% FY2025, SEC XBRL
- ROE-32.0% FY2025, SEC XBRL
- Debt / equity0.21 as of 2026-09-03
- Revenue growth (YoY)+14.6% as of 2026-09-03
- Revenue CAGR (3y)-2.4% SEC XBRL
- Beta0.94 as of 2026-09-03
- Last reported earnings2026-08-14 SEC EDGAR Form 8-K (Item 2.02)
How MLP compares in its sector
- net profit marginbottom 10% 154 covered Real Estate peers, as of 2026-09-03
- operating marginbottom 10% 96 covered Real Estate peers, as of 2026-09-03
- return on equitybottom 10% 158 covered Real Estate peers, as of 2026-09-03
- 3-year revenue CAGRbottom 25% 155 covered Real Estate peers
- free cash flow (absolute dollars, latest fiscal year)bottom 25% 41 covered Real Estate peers, as of FY2025
Position among covered Real Estate companies that report each metric (minimum 5 peers). A relative position within our covered catalog — not a valuation, quality, or investment judgment. A higher percentile is simply a higher value (for P/E, more expensive on earnings — never "better"). Informational only.
How MAUI LAND AND PINEAPPLE INC looks technically
MAUI LAND AND PINEAPPLE INC (MLP) is trading 8.1% below its 200-day average, the long-term trend line — a long-term downtrend. Its 50-day average crossed below its 200-day average about 18 trading days ago — a "death cross", a bearish long-term signal. A strong downtrend is in place — ADX, a 0–100 trend-strength gauge, is 40, with sellers in control. Momentum is neutral — its 14-day RSI (a 0–100 momentum gauge) is 31, neither overbought (above 70) nor oversold (below 30). MACD, a trend-momentum gauge, turned bearish about 6 trading days ago (its momentum flipped negative). It just made a new 20-day low, its first since 2026-05-18, breaking below its recent trading range. It is 23.8% below its highest point of the past year. Trading volume is running unusually high — about 3.9× its 30-day average, a sign of heightened interest.
Trend
8
| Distance from the 200-day | it is trading 8.1% below its 200-day average, the long-term trend line — a long-term downtrend | -8.1% |
|---|---|---|
| 50-day moving average | its average price over the last 50 trading days — a short-term trend line — is $16.16 | $16.16 |
| 200-day moving average | its average price over the last 200 trading days — the long-term trend line — is $16.51 | $16.51 |
| Swing structure | its recent peaks and dips disagree — one of them is rising while the other is not, so there is no clean up or down pattern in the swings | mixed — one of the two is not confirming |
| Last swing turn | its last significant turn was a swing high 14 calendar days ago — the swings before that are what the structure reading is measured on | 14 sessions |
| Wave structure | its recent swings can be read as a completed three-part upward correction — a pullback in the A-B-C shape Elliott-wave chartists use; the labelling fails if price closes above 16.38. It is the only labelling that fits, though not with textbook proportions, and it describes the swings already printed, not what comes next. | possible three-wave upward correction, complete (atypical proportions) |
| Since the 50/200 cross | its 50-day average crossed below its 200-day average about 18 trading days ago — a "death cross", a bearish long-term signal | 18 sessions |
| Trend strength (14-day ADX) | a strong downtrend is in place — ADX, a 0–100 trend-strength gauge, is 40, with sellers in control | 40.1 |
Momentum
3
| 14-day RSI | momentum is neutral — its 14-day RSI (a 0–100 momentum gauge) is 31, neither overbought (above 70) nor oversold (below 30) | 31.0 |
|---|---|---|
| Position in its 14-day range | it is trading in the lower half of its 14-day range ($14.30 to $16.38) — its "stochastic" reading is 42 out of 100, where 0 would mean closing exactly at the 14-session low and 100 exactly at the high. This measures WHERE the price sits inside its recent range, which is a different question from the RSI beside it: RSI is a momentum gauge, measuring how FAST the price has been moving, so a stock can drift quietly to the bottom of its range with an ordinary RSI, or fall sharply and still sit in the middle. It has been climbing within that range over the last few sessions. | 41.8 |
| Since the MACD crossed zero | MACD, a trend-momentum gauge, turned bearish about 6 trading days ago (its momentum flipped negative) | 6 sessions |
Range
12
| 52-week high | its highest closing price over the past year (about 252 trading days) was $19.92 | $19.92 |
|---|---|---|
| From the 52-week high | it is 23.8% below its 52-week high (its highest price of the past year) | -23.9% |
| Above the 52-week low | it is 9.6% above its 52-week low (its lowest price of the past year) | +9.6% |
| Below the 52-week high | it is 23.8% below its highest point of the past year | 23.9% |
| Since a 20-day breakout | it just made a new 20-day low, its first since 2026-05-18, breaking below its recent trading range | 1 session |
| Since a 55-day breakout | it just made a new 55-day low, its first since 2026-05-18, breaking below its recent trading range | 1 session |
| All-time high | its highest closing price on record is $39.30 (set on 2005-07-11) | $39.30 |
| Given back of the 52-week move | over the past year its closes ranged ($14.17 to $19.92), and it has given back almost all of its rise from last year’s low — 83% of it. Chart-watchers call 61.8%-65% given back the "golden pocket" — for this company that is $16.18 to $16.37. It is watched widely enough that orders cluster there, which is the honest reason it matters; it is not a forecast. | 82.6% |
| From the all-time high | it is 61.4% below its all-time high | -61.4% |
| Nearest price level | it is trading 0.7% above a support level at $15.06 — a price it turned at six times since 2025-04-04, most recently on 2026-08-14. Since 2024-10-08 it has 2 such levels below the current price and 13 above. Levels like these describe where the price has reversed or paused before; they are not a forecast of where it will go. | -0.7% |
| All-time low | its lowest closing price on record is $1.83 (set on 2012-10-10) | $1.83 |
| Above the all-time low | it is 729.0% above its all-time low | +729.0% |
Volatility
5
| Band width vs its own 6 months | day-to-day price swings are narrower than usual versus its own recent 6-month history (tighter than about 80% of it) | 20th percentile |
|---|---|---|
| Typical daily range | in a typical session it travels about $0.5381 between its high and its low — about 3.6% of its price. That is its "average true range" over the last 14 sessions, which also counts the distance from the previous close, so a day that opens well away from yesterday counts as the large move it was | $0.5381 |
| Bollinger bands (20-day, ±2σ) | most of its recent trading has stayed between about $15.37 and $16.51 — the "Bollinger bands", a range drawn two standard deviations either side of its 20-day average price, which widens when the stock gets more volatile and narrows when it settles | $15.37 – $15.94 – $16.51 |
| Typical daily range (% of price) | its price moves about 3.6% in a typical session — about typical for the companies we cover. This is the average gap between a session's high and low over the last 14 sessions, counting overnight moves, expressed against the current price so it can be compared with companies trading at any price | 3.5% |
| Stretch from the 200-day average | it is trading 2.5 daily ranges below its 200-day average price (8.1% below it in plain percentage terms) — a way of asking how far it has stretched from its own average in units of how far it normally moves in a day, so a calm company and a jumpy one can be compared on the same scale | 2.5 daily ranges below its 200-day average |
Volume
1
| Volume vs its 30-day average | trading volume is running unusually high — about 3.9× its 30-day average, a sign of heightened interest | 3.90× |
|---|
Candlestick patterns
3
| Since a doji | 1 session ago it opened and closed at almost the same price after trading through a wider range — a "doji", the classic picture of buyers and sellers finishing the session level | 1 session ago |
|---|---|---|
| Since a hammer | today, after a stretch of decline, it sold off hard during the session and then closed back near its high — a "hammer", the long lower wick showing the drop was bought back before the close | today |
| Since a bearish engulfing | 6 sessions ago it opened above the previous session's close and finished below that session's open — a "bearish engulfing" pair, where one down day more than undid the up day before it | 6 sessions ago |
Price gaps
2
| Gap at the open | it opened on 2026-10-08 0.8% below the previous session's close — an overnight gap, the part of the move that happened while the market was shut, and had not traded back through that level by the close | -0.8% |
|---|---|---|
| Gap filled | a 2.5% gap down opened on 2026-09-01 has been "filled" 26 sessions ago — price traded back through the level the gap left behind, and it closed again during the very session that opened it | 26 sessions ago |
Price streaks
1
| Closing streak | it has closed lower 8 sessions in a row, a -6.18% move over the run — an unbroken run of down days, which describes what has already happened and says nothing about the next session | 8 sessions down |
|---|
Relative strength
4
| vs market, 1 month | over the past 1 month this stock lagged the market by 7.8 percentage points (the stock lost 6.8% while the market gained 1.0%) | -7.8% |
|---|---|---|
| vs market, 3 months | over the past 3 months this stock lagged the market by 15.2 percentage points (the stock lost 11.3% while the market gained 3.8%) | -15.2% |
| vs market, 6 months | over the past 6 months this stock lagged the market by 22.7 percentage points (the stock lost 5.2% while the market gained 17.5%) | -22.7% |
| vs market, 12 months | over the past 12 months this stock lagged the market by 27.5 percentage points (the stock lost 12.6% while the market gained 15.0%) | -27.5% |
Signal agreement
2
| Bullish technical signals | 0 of the 9 technical signals we can compute for it are currently in a bullish state — these describe past price behaviour, not a forecast | 0 of 9 |
|---|---|---|
| Bearish technical signals | 7 of the 9 technical signals we can compute for it are currently in a bearish state: a "death cross" — its 50-day average is below its 200-day, trading below its 200-day average, a fresh 20-day low, MACD momentum is negative, a strong downtrend, with sellers in control, lagging the market over 6 months, trading below the Ichimoku cloud — these describe past price behaviour, not a forecast | 7 of 9 |
Trend (Ichimoku cloud)
1
| Vs the Ichimoku cloud | trading 6.8% below the Ichimoku cloud — a band drawn from where its own highs and lows sat up to 2026-09-01 and projected forward over today's price, the side traders read as an established downtrend, with the band above acting as the level that would have to be cleared. The band itself is thick, spanning 8.4% of the share price, which is taken to mean a barrier that has held for a while and takes effort to cross. | -6.8% |
|---|
Volume-weighted price
1
| Vs this year’s average price paid | the price is 8% below the average price paid so far this year, so the typical buyer over that stretch is under water. That average is $16.49 — a volume-weighted average of daily closes over 189 sessions, not a true tick-by-tick VWAP. | -8.0% |
|---|
Falling wedge, bullish — broke out · entry $16.07 · 72 sessions in
Price levels it has turned at before
MLP last closed at $15.17 on 2026-10-08. Since 2024-10-08 it has turned at 2 prices below its last close and 13 above; the 2 nearest below and the 3 nearest above are listed, nearest first.
| Level | Side | Distance | Evidence |
|---|---|---|---|
| $15.06 | Support | 0.7% below the last close | turned there six times · 2025-04-04 to 2026-08-14 |
| $15.55 | Resistance | 2.5% above the last close | turned there twice · 2025-08-21 to 2026-09-18 |
| $15.88 | Resistance | 4.7% above the last close | turned there three times · 2025-07-31 to 2026-04-30 |
| $14.09 | Support | 7.1% below the last close | turned there twice · 2025-04-21 to 2025-11-06 |
| $16.43 | Resistance | 8.3% above the last close | turned there 12 times · 2025-04-29 to 2026-09-24 |
A level is a price this company reversed or paused at more than once — they describe past behaviour, not a forecast of where the price will go.
Wave structure
Its recent swings can be read as a three-part upward correction — the A-B-C shape chartists use for a pullback — now complete.
This labelling fails — stops being a possible reading at all — if it closes above $16.38.
It is the only labelling that fits these swings, though its proportions are not the textbook ones. It was chosen from 3 labellings that survived the rules, counting shorter readings of the same bars.
This reading has stood for 10 trading days, since 2026-09-25.
Read from daily closes as of 2026-10-08.
An Elliott-wave count describes the swings already printed and the level that would disprove it. It is not a forecast, a target, or advice.
Screens: Trading below the 200-day moving average · Recent death cross (50-day crossed below 200-day) · Pulled back from the 12-month high · Unusually heavy trading volume · Broke down to a new 20-day low · lagging the market | Learn: moving average · golden cross · adx · rsi · macd · breakout · fifty two week high low · volume and relative volume
Based on daily closing prices as of 2026-10-08. Describes past price behavior only — informational, not financial advice.
Key risks (from latest filing)
["extensive regulatory and environmental entitlement processes for land development","dependency on the economic recovery and conditions of the Maui real estate market","significant exposure to litigation, wildfire-related impacts, and government policy shifts in Hawai‘i"]
What changed in the latest 10-Q
AI-assisted comparison of MLP's 10-Q filed 2026-05-15 against the prior one filed 2025-11-14.
Management's Discussion & Analysis (MD&A)
- Added:
- Newer filing references Form 10-K for year ended December 31, 2025 (older filing referenced December 31, 2024)
- New Overview section describing recent strategic execution in 2024, including establishment of West Maui and Upcountry Maui office locations
- New description of 2025 efforts to maximize productivity of leasable land and commercial properties, deferred maintenance addressing, and post-wildfire business relocation support
- Occupancy table dated March 31, 2026 showing Industrial at 92% (vs 90% in older filing dated September 30, 2025), with net increase of 3,608 sq ft; Retail at 96% (vs 95%); Residential at 100% (vs 53%)
- Land occupancy table dated March 31, 2026 showing Agricultural land at 60% leased (vs 45% in older filing), with net increase of 1,581 acres
- New detail on two-year lease execution from January 1, 2024 to December 31, 2025: 42 new leases total, including 34 commercial property leases and 8 land leases
- New disclosure of Q1 2026 execution: 1,581-acre agricultural land lease in West Maui for pineapple-to-ranching conversion and two industrial leases totaling 3,608 sq ft
- Updated strategic land utilization table includes Honokeana Homes at 50 acres (dated as of March 31, 2026)
- Honokeana Farms listed at 1,503 acres in newer filing (vs 1,501 acres in older filing)
- Kapalua Ranch listed at 915 acres in newer filing (vs 914 acres in older filing)
- Removed:
- Removal of Overview narrative describing April 2023 leadership transition and CEO/Chairperson appointments (present in older filing)
- Removal of description of team strengthening with additions in planning, engineering, permitting, community development, land stewardship, sustainable agriculture
- Removal of statement about 'over 100-year legacy' and 'renewed mission to strategically maximize use of assets'
- Removal of narrative about portfolio composition: 'unimproved land, entitled land allowing for various residential and mixed-use construction, and completed commercial properties'
- Removal of occupancy data for September 30, 2025 comparison period
- Removal of reference to 'Q3'25 vs Q3'24 Comparison' in occupancy table header
- Removal of statement 'From January 1, 2025 to September 30, 2025, the team has increased commercial property occupancy from 86% to 91%' (older temporal reference)
- Removal of statement about anticipating cashflow to 'increase in the coming years, as we reach stabilization' (newer filing states cashflow to 'stabilize')
- Removal of Category 2 item: Baldwin Ranch Estates Phase 2 (31 acres, Upcountry, described as 'Active construction and sales by JV partner')
- Removal of Category 4: Unimproved Land - Property being marketed for long-term lease and ongoing asset management (entire category removed)
- Removal of four properties from Category 4: Honolua Farm Land (1,758 acres), Honokohau Farm Land (1,884 acres), Watershed Conservation Land (10,328 acres), Waterfront Conservation Land (243 acres)
- Removal of Hali'imaile Farm Land entry (348 acres, showing 'TBD')
- Removal of total land portfolio area disclosure showing 22,286 acres (older filing)
- Removal of typo correction: 'Paracels' appears in older filing table header, corrected in newer filing
- Reworded:
- Changed 'Hawai'i' to 'Hawaii' in corporate history description (older filing used Hawaiian spelling)
- Changed reference period in commercial occupancy table from 'September 30, 2025' to 'March 31, 2026'
- Changed comparison basis from 'Q3'25 vs Q3'24' to 'Net increase (decrease) in leased area for 2026'
- Changed cash flow outlook from 'increase in the coming years' to 'stabilize in the coming years'
- Rewrote Overview section to focus on recent execution (2024-2025) rather than April 2023 leadership transition
- Changed table header from 'Total CRE' to 'Total Land' in land occupancy section (corrections to clarity)
- Changed 'N/A - Complete' to simply 'N/A - Complete' for Category 1 improvements status (formatting consistency)
- Notes:
- Older filing covers nine-month period ended September 30, 2025; newer filing covers three-month period ended March 31, 2026, limiting direct comparisons
- Acreages and square footage figures changed between filings (e.g., Honokeana Farms 1,501 vs 1,503 acres; Kapalua Ranch 914 vs 915 acres), suggesting updated property measurements or reclassifications
- Total land portfolio area decreases from 22,286 acres to 22,258 acres, attributable to removal of Category 4 properties from strategic planning table
- Baldwin Ranch Estates Phase 2 appears only in older filing Category 2; no explanation provided for removal in newer filing
- Category 4 removal (long-term lease marketing properties) represents significant simplification of disclosed land portfolio strategy without explicit rationale
AI-assisted comparison of two SEC filing sections. It describes wording and theme changes only, makes no materiality, legal, or investment judgement, and is not financial advice. Informational only — not financial advice.
Insider activity (SEC Form 4)
No open-market insider purchases or sales recorded in the last 90 days, of which we have read Form 4 filings through 2026-10-04. The 5 days since 2026-10-04 have not been checked yet.
Most recent open-market transaction: 2025-08-22. Based on Form 4 filings read through 2026-10-04; anything filed since is not yet included.
View full insider trading history → View SEC Form 3/4/5 filingsAsk about MLP's insider activity →
Only open-market purchases (SEC code P) and sales (code S) are counted here. Option exercises, vesting/awards, gifts, and shares withheld for taxes are excluded — they are compensation or mechanical, not open-market conviction. Sales may be planned and non-discretionary (e.g. a Rule 10b5-1 plan) and are not necessarily bearish; open-market buying is not a recommendation to buy. Informational only — not financial advice.
Institutional ownership (13F)
4 institutional 13F filers reported holding MLP as of 2026-06-30 (quarter-end position, filed within 45 days).
- Distinct 13F filers 4
- Reported shares held 764,409
- Reported value $13,591,189
reported quarterly holdings change (2026-03-31 → 2026-06-30): 0 new, 2 increased, 2 decreased, 0 exited. Change counts cover only managers that filed 13F reports in BOTH quarters, derived between two quarter-end snapshots — not same-day trades; a single manager is never said to have "bought" or "sold".
Institutional holdings are quarter-end long positions reported on SEC Form 13F-HR, filed up to 45 days after the quarter ends — they are delayed, are not real-time trades, exclude short positions and most non-US securities, and are not investment advice. Any increase/decrease is a reported change between two quarterly snapshots, not a same-day purchase or sale. These are quarter-end snapshots from the 13F filings on SEC EDGAR, filed within 45 days — not real-time, and any change is a difference between two quarterly reports, not a same-day trade. Informational only — not financial advice.
Ask about MLP's institutional holders → See what each manager we track holds →
Short interest (FINRA)
MLP had 247,739 shares of reported short interest as of the 2026-09-15 FINRA settlement date (delayed, bi-monthly; not real-time).
MLP had 1.25% of its shares outstanding sold short as of the 2026-09-15 FINRA settlement date (percent of FLOAT would be higher — float is not disclosed in the source). FINRA reported 16.86 days to cover at the same settlement.
- Reported short interest (shares) 247,739
- Short interest (% of shares outstanding) 1.25%
- Prior settlement (shares) 240,277
- Reported change 3.11%
- Days to cover (reported) 16.86
Reported to FINRA as of the 2026-09-15 settlement date. Short interest is reported to FINRA and published on a delayed, bi-monthly schedule (as of a settlement date, disseminated roughly eight business days later) — it is NOT real-time, does not cover every venue or all US trading, and is not a short-squeeze prediction or investment advice. Days-to-cover is the value FINRA reports; percent of float is not shown because the source file carries no share-count denominator — where a percent appears it is of shares OUTSTANDING, the larger base, and is therefore a floor on percent of float. Informational only — not financial advice.
Competitors & peers
- Alexander & Baldwin (ALEX)
- Howard Hughes (HHH)
- Kennedy-Wilson (KW)
AI-enriched competitor set. Linked names are companies covered by stocks-llm; other named peers are shown for reference only.
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Frequently asked questions
What does MAUI LAND AND PINEAPPLE INC (MLP) do?
Maui Land & Pineapple Company, Inc. is a Hawai‘i-based landholding and operating company that owns approximately 22,300 acres of land and 247,000 square feet of commercial property on Maui. The company manages its portfolio through three main business segments: land development and sales (including residential, resort, and commercial planning), leasing (commercial, agricultural, and industrial land, and water system management), and resort amenities through the Kapalua Club.
What sector is MAUI LAND AND PINEAPPLE INC (MLP) in?
MAUI LAND AND PINEAPPLE INC (MLP) is classified in the Real Estate sector. Its industry is diversified real estate operations. It trades on NYSE.
Who are MAUI LAND AND PINEAPPLE INC's (MLP) competitors?
Notable peers of MAUI LAND AND PINEAPPLE INC (MLP) include Alexander & Baldwin, Howard Hughes and Kennedy-Wilson. This peer set is informational only — not financial advice.
Is MAUI LAND AND PINEAPPLE INC (MLP) overbought or oversold right now?
MAUI LAND AND PINEAPPLE INC (MLP) is currently neither overbought nor oversold — its 14-day RSI (a 0–100 momentum gauge) is 31, in the neutral middle (as of 2026-10-08). RSI describes recent price momentum, not a forecast — informational only, not financial advice.
Where does stocks-llm's data on MLP come from?
Fundamentals come from SEC XBRL company filings for the figures marked with a fiscal year, and market data, as of 2026-09-03 for the rest; prices are market data, as of 2026-09-03; company filings and profile facts come from SEC EDGAR. All figures are delayed daily-close data shown with their as-of date — informational only, not financial advice.
Fundamentals: SEC XBRL company filings for the figures marked with a fiscal year, and market data, as of 2026-09-03 for the rest. Filings: SEC EDGAR. Prices are delayed daily-close data.
Last updated 2026-10-08.
Informational only — NOT financial advice. All figures are delayed daily-close data from SEC EDGAR & market data, shown with their as-of date.