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    Two Homes, One Property Title is generated by Realmo AI

    15-1432 13TH AVE, Keaau, HI 96749

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    Claim this Listing
    For Sale
    Under Contract
    $439,000

    MULTI_FAMILY - Keaau, HI

    Property size:
    1,664 SF
    Lot size:
    1.00 Acre
    Price / SF:
    $263/SF
    Added:
    Feb 23, 2026
    Days on Market:
    93
    Last Refresh:
    May 27 at 5:06 pm

    Property Features for 15-1432 13TH AVE

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    A-1A
    Bedrooms
    3
    Bathrooms
    3
    Rooms
    Bedroom 3, Bathroom 1, Bedroom 1, Bathroom 3, Bedroom 2, Bathroom 2
    Parking features
    Assigned
    Interior features
    Vaulted Ceiling(s)
    Appliances
    Range, Refrigerator
    Standard status
    Active Under Contract
    APN
    3150450690000
    Size
    1,664 SF
    Lot size
    1.00 Acre

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    2449

    Utilities

    Utilities
    Electricity Available
    Sewer type
    Cesspool

    Building Details

    Year built
    1986
    Flooring type
    Tile - Ceramic

    We can help!

    Listing Contact
    Glenn F D Swanson
    Glenn F D Swanson

    Listing agent Glenn F D Swanson

    Listing office Hilo Bay Realty LLC 15-2714 Pahoa Village Rd. #I-2, Pahoa, HI

    Listing date Feb 23, 2026

    MLS# 727894 Listing URL

    Copyright © 2026 Hawaii Information Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Two fully permitted homes on one property offer flexible living/rental options.
    • Main home is a custom‑built 3‑bedroom, 2‑bath with spacious living area and open kitchen.
    • Private, expansive backyard with covered lanai is ideal for outdoor living.
    • Charming studio/efficiency dwelling provides additional rental income or guest space.
    • Lush, landscaped yard with mature fruit trees (mango, lychee, etc.) creates a private oasis.
    • Located on a dead‑end street (Kaloli) with minimal traffic.

    Overview

    This property features two fully permitted homes on a single lot, presenting an opportunity for investment, owner-occupancy with rental income, or multigenerational living. The main house, located towards the rear of the property, offers privacy and separation. This custom-built home features 3 bedrooms and 2 bathrooms within approximately 1,344 square feet. It includes a spacious living area with large windows, an open kitchen with generous cabinet space, and an island facing the living room. Tile flooring extends throughout the home, and the bedrooms are notably large. A covered back lanai and laundry area open to an expansive, private backyard suitable for various outdoor activities. The home has been well maintained and thoughtfully updated. The front studio/efficiency dwelling is set within a lush tropical environment and includes a good-sized covered lanai for outdoor living, updated interior features, and an additional storage shed. The property, situated on a 1-acre lot, is fully fenced and landscaped with mature fruit trees, including mango, lychee, mountain apple, and starfruit. A wraparound driveway connects both homes, and a landscaped island of tropical plants provides natural privacy between the two dwellings. The property is located on the dead-end side of Kaloli, resulting in minimal traffic. The total property size is 1,664 square feet.

    Financial Insights

    Value Estimation Calculated for Multifamily LT 5

    Conservative
    $277.3K
    NOI $24,954 @ 9.00% cap · cautious / downside scenario
    Moderate
    $356.5K
    NOI $24,954 @ 7.00% cap · market / base-case scenario
    Aggressive
    $499.1K
    NOI $24,954 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.
         Calculated for Multifamily LT 5

    Component $ $/SF
    Gross rent $36.9k $22.20
    − Vacancy −$1.3k −$0.78
    EGI $35.6k $21.42
    − OpEx −$10.7k −$6.43
    NOI $25.0k $15.00
    1,664 SF · lease $22.20/SF/yr · vacancy 3.50% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Multifamily LT 5
    $356.5K
    $311.9K – $415.9K (±1% cap)
    NOI $24,954 @ 7.0% cap · market cap 5.68%
    Second Best
    Apartment 5plus
    $326.5K
    $285.7K – $381.0K (±1% cap)
    NOI $22,857 @ 7.0% cap · market cap 5.21%
    Theoretical Best
    Specialty Retail
    $567.9K
    $496.9K – $662.5K (±1% cap)
    NOI $39,752 @ 7.0% cap · market cap 9.06%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Map

    City
    Keaau
    County
    Hawaii
    State
    Hawaii
    Longitude
    -154.992
    Latitude
    19.6211

    Nearby Similar for Sale

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    • $1,275,000

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      Keaau Workshop on One Acre

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    FAQs

    What type of property is this?
    Duplex - Two permitted homes on one lot, investment or multigenerational living.
    Where is this duplex located?
    The property is located at 15-1432 13TH AVE Keaau, HI.
    What is the asking price?
    The asking price for this property is $439,000.
    What are key features of this property?
    This property features: Two fully permitted homes on one property offer flexible living/rental options.; Main home is a custom‑built 3‑bedroom, 2‑bath with spacious living area and open kitchen.; Private, expansive backyard with covered lanai is ideal for outdoor living.
    (808) 938-7894
    We can help!
    Listing Contact
    Glenn F D Swanson
    Glenn F D Swanson
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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