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    Pahala, HI 96777

    Sponsored
    For Sale
    $3,250,000

    COMMERCIAL - Pahala, HI

    Property size:
    2,964 SF
    Lot size:
    79.79 Acres
    Days on Market:
    3
    Last Refresh:
    Jan 19 at 12:06 pm

    Property Features for

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Zoning
    A-20A
    Rooms
    Bedroom 2, Bathroom 6, Bathroom 2, Bedroom 3, Bathroom 5, Bedroom 1, Bathroom 1, Bathroom 4, Bathroom 3, Bedroom 4
    Bedrooms
    4
    Bathrooms
    6
    APN
    3960120180000
    Size
    2,964 SF
    Lot size
    79.79 Acres

    Utilities

    Utilities
    Phone Available
    Sewer type
    Septic Tank

    Building Details

    Year built
    2000
    Floors in Building
    2

    We can help!

    Listing Contact
    Terry Schoneberg

    sunrise properties, inc. (808) 935-4743 [email protected]

    Listing agent Terry Schoneberg (808) 935-4743

    Listing date Jan 17, 2026

    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.

    Learn more

    Overview

    Income-Producing Macadamia Nut Farm

    This income-producing, eco-friendly Macadamia Nut farm is located approximately 2.5 miles from Pahala, Hawaii. The property spans 79.79 acres and includes approximately 60 acres of mature, well-maintained Macadamia Nut trees. The farm is certified organic and produced over 250,000 pounds (wet in shell) of harvest last year. The property also features a custom hexagon home with a separate garage, greenhouse, and workshop. The home is approximately 2060 square feet with a 580 square foot lanai, an open floor plan, 9-foot ceilings, a Hexagon Copula, double-paned windows, Monkey pod trim, Koa flooring, and solid quartz countertops. The gourmet kitchen is equipped with new appliances. A commercial kitchen is located in the garage. The property includes a high-end solar system with new lithium batteries, contracted bee-hives, a 1-acre grandfathered conservation pollinator area, a tea garden, 1500 square feet of raised bed gardens, animal pens, an Ag water line, and a three-story treehouse. The farm boasts approximately 14 varieties of avocados, every kind of citrus, 15 or more varieties of mangos, and 17 varieties of bananas, along with exotic fruits such as Abiu, Cacao, Durian and many others. The property is located 7 miles from the beach and near the new Kau hospital and shopping, with multi-million dollar expansion plans underway in Pahala. There is a possible nearby 57-acre macadamia orchard that can be included and negotiated.
    Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Pahala
    County
    Hawaii
    State
    Hawaii
    Longitude
    -155.4637928
    Latitude
    19.23939322

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    FAQs

    What type of property is this?
    Farm - Eco-friendly macadamia nut farm with diverse fruit orchards near Pahala.
    Where is this farm located?
    The property is located at Pahala, HI.
    What is the asking price?
    The asking price for this property is $3,250,000.
    What are key features of this property?
    This property features: - Income-producing, established organic Macadamia Nut farm with high yield (250,000+ pounds last year) and potential for continued management/training.; - Extensive variety of exotic fruit trees (Avocados, Citrus, Mangos, Bananas, and many more) providing diverse agricultural opportunities.; - **Custom-built hexagon home boasts high-end features like a gourmet kitchen, Koa flooring, and quartz countertops.**
    (808) 935-4743
    Request Owner's contact information
    Pahala, HI 96777
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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
    Pahala, HI 96777
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    We can help!
    Listing Contact
    Terry Schoneberg
    (808) 935-4743
    Learn more
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