Triple-Net Two-Story Office
For Sale
$3,238,000
891 ULULANI ST, Hilo, HI 96720
SINGLE_FAMILY - Hilo, HI
Property Size11,996 SF
Lot Size0.57 Acres
Price / SF$269.92
Days on Market431
Property Features for 891 ULULANI ST
General Information
Property type
Residential
Property subtype
Office
Zoning
CG-7.5
Parking features
Covered, Assigned
Window features
Blinds
Fencing
Chain Link
Subdivision
KUKUAU - 1ST
Lot features
Cleared, Interior Lot
Standard status
Active
APN
3240250070000
Size
11,996 SF
Lot size
0.57 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
34066
Utilities
Utilities
Cable Available
Heating system
Zoned
Cooling system
Varies by Unit, Zoned
Water source
Public
Amenities
private offices
conference rooms
central reception areas
men's and women's restrooms
showers
laundry room
new air conditioning system
ADA-compliant
Building Details
Year built
1995
Floors in Building
2
Number of units
1
Flooring type
Vinyl, Carpet
Listing Agency:
Pacific Image Properties
(808) 870-1009
Listed By:
Tony Wang
(808) 386-5548
Added: Jun 17, 2025
Changed: Jul 31
Last Checked: Aug 21 at 3:06PM
MLS# 721953
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.
Investment Insights
Based on property information with market context.
Two-story commercial building under a True Triple Net (NNN) long-term lease with a single tenant. The property provides approximately 11,996 square feet of ADA-compliant interior space and includes an elevator, multiple private offices, conference rooms, and flexible-use areas. Both floors feature central reception areas and men’s and women’s restrooms, with showers on the ground floor. A dedicated laundry room includes washer/dryer hookups, and the layout also supports flexible office uses.
The building is zoned CG-7.5 and is located at 891 Ululani St in downtown Hilo. It sits directly across from the Hilo Police Department and is outside the Tsunami Evacuation Zone. The front entrance faces south. Secure, paved, off-street parking is included with covered, assigned spaces, and the property has chain link fencing.
Built in 1995, the building is serviced by public water and cable service is available. Heating is zoned, while cooling varies by unit and is also zoned, and a new air conditioning system was installed in 2024. The tenant pays all property taxes and maintenance costs, and the lease includes scheduled rent increases tied to the Honolulu annual CPI. The current annual cap rate is 6.78%.
The building is zoned CG-7.5 and is located at 891 Ululani St in downtown Hilo. It sits directly across from the Hilo Police Department and is outside the Tsunami Evacuation Zone. The front entrance faces south. Secure, paved, off-street parking is included with covered, assigned spaces, and the property has chain link fencing.
Built in 1995, the building is serviced by public water and cable service is available. Heating is zoned, while cooling varies by unit and is also zoned, and a new air conditioning system was installed in 2024. The tenant pays all property taxes and maintenance costs, and the lease includes scheduled rent increases tied to the Honolulu annual CPI. The current annual cap rate is 6.78%.
Key Highlights
- Approximately 11,996 SF ADA‑compliant, two‑story building with elevator
- True Triple Net (NNN) long‑term lease with single tenant; tenant pays property taxes and maintenance; 6.78% annual cap rate
- Central reception on both floors; men’s and women’s restrooms plus ground‑floor showers
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$170,772
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.27%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,415,440
$3.4M
Cap Rate 7%
$2,439,600
$2.4M
Cap Rate 9%
$1,897,467
$1.9M
Market Conditions
NOI Build-Up for 11,996 SF
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.
Gross rent
$266.3K $22.20/SF
− Vacancy
−$38.6K −$3.22/SF
EGI
$227.7K $18.98/SF
− OpEx
−$56.9K −$4.75/SF
NOI
$170.8K $14.24/SF
Area
Hawaii County, HI
Vacancy
14.50%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,415,440
Cap Rate 7%
$2,439,600
Cap Rate 9%
$1,897,467
Alternative Uses
Best Use
Office B
$2.44M
$2.13M – $2.85M
NOI $170,772 @ 7.0% cap · market cap 5.27%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.09M
$3.58M – $4.78M
NOI $286,580 @ 7.0% cap · market cap 8.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Demographics for 96720, HI
46,615
Population
19,826
Households
2.4
Avg Household Size
43
Median Age
34%
College-Educated
95%
High-School Grad
287.8 sq mi
ZIP Area
162
Density / Sq Mi
$78,537
Median Household Income
$41,268
Median Earnings
$1,346
Median Rent
$458,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
NNN property - Two-story triple-net building with elevator and ADA-compliant interior space in CG-7.5 zoning.
Where is this nnn property located?
The property is located at 891 ULULANI ST Hilo, HI.
What is the asking price?
The asking price for this property is $3,238,000.
What are key features of this property?
This property features: Approximately 11,996 SF ADA‑compliant, two‑story building with elevator; True Triple Net (NNN) long‑term lease with single tenant; tenant pays property taxes and maintenance; 6.78% annual cap rate; Central reception on both floors; men’s and women’s restrooms plus ground‑floor showers
