Sand Island Warehouse with
For Sale
$4,000,000
1002 Puuwai Street, Honolulu, HI 96819
Large lot with warehouse and office space for sale.
Property Size27,027 SF
Price / SF$148
Days on Market261
Property Features for 1002 Puuwai Street
General Information
Standard status
Active
Size
27,027 SF
Property subtype
Industrial
Building Details
Year Built
1996
Listing Agency:
JLL - Honolulu, Hawaii
(808) 271-4697
Listed By:
Brant Yasaka · License #HI #RB-68051
Source:
Naiglobal
Added: Nov 22, 2025
Changed: Jul 6
Last Checked: Aug 9 at 5:53AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of JLL - Honolulu, Hawaii
Investment Insights
Based on property information with market context.
This property presents an opportunity for a long-term ground lease. It is the only large lot available on Sand Island. The property features a high cube warehouse with office space, accompanied by a large paved yard. The location is centralized in Honolulu, near the airport, ports, and central business district, with convenient access to the freeway and major thoroughfares. The property size is 27027 square feet.
Key Highlights
- Long‑term ground lease available through 2047 with fixed rent.
- Large lot, the only one available on Sand Island.**
- High cube warehouse with office space and large paved yard.**
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
$354,649
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
8.87%
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%
$7,092,980
$7.1M
Cap Rate 7%
$5,066,414
$5.1M
Cap Rate 9%
$3,940,544
$3.9M
Market Conditions
NOI Build-Up for 27,027 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
$512.4K $18.96/SF
− Vacancy
−$5.8K −$0.21/SF
EGI
$506.6K $18.75/SF
− OpEx
−$152.0K −$5.62/SF
NOI
$354.6K $13.12/SF
Area
Honolulu County, HI
Vacancy
1.13%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
30.00%
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%
$7,092,980
Cap Rate 7%
$5,066,414
Cap Rate 9%
$3,940,544
Alternative Uses
Best Use
Warehouse
$6.15M
$5.38M – $7.18M
NOI $430,645 @ 7.0% cap · market cap 10.77%
Second Best
Industrial
$5.07M
$4.43M – $5.91M
NOI $354,649 @ 7.0% cap · market cap 8.87%
Theoretical Best
Specialty Retail
$10.95M
$9.58M – $12.77M
NOI $766,488 @ 7.0% cap · market cap 19.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Demographics for 96819, HI
53,334
Population
13,287
Households
4
Avg Household Size
39
Median Age
22%
College-Educated
84%
High-School Grad
21.8 sq mi
ZIP Area
2,447
Density / Sq Mi
$96,346
Median Household Income
$40,897
Median Earnings
$1,789
Median Rent
$963,900
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Large lot with warehouse and office space for sale.
Where is this warehouse located?
The property is located at 1002 Puuwai Street Honolulu, HI.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: Long‑term ground lease available through 2047 with fixed rent.; Large lot, the only one available on Sand Island.**; High cube warehouse with office space and large paved yard.**
