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    Renovated Office with Koi Pond View Title is generated by Realmo AI

    101 AUPUNI ST #117, Hilo, HI 96720

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    For Sale
    $135,000

    Updated office space with balcony, pond view, and pool.

    Property size:
    310 SF
    Price / SF:
    $435/SF
    Added:
    Mar 9, 2026
    Days on Market:
    74
    Last Refresh:
    Mar 16 at 11:06 am

    Property Features for 101 AUPUNI ST #117

    General Information

    Standard status
    Active
    Size
    310 SF

    Building Details

    Year Built
    1971

    We can help!

    Listing Contact
    ANDREA ENGLEMAN

    Listing agent ANDREA ENGLEMAN

    Listing office HOKULANI REALTY LLC

    Listing date Mar 9, 2026

    Source Corcoran

    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 HOKULANI REALTY LLC

    HighLights

    • All‑inclusive monthly fee covers electric, water, sewer, trash, grounds and common area maintenance.
    • Fully renovated in 2021 with updated flooring, modern light fixtures, fresh paint, and new sink; popcorn ceiling removed.
    • New A/C unit installed in 2024.
    • 24/7 security and secured bottom floor for enhanced safety.
    • Access to a spacious conference room.
    • Private balcony with serene view of koi pond and access to in‑ground pool with BBQ area.

    Overview

    Located in Hilo Lagoon Centre, this office unit presents an opportunity to join a community of professionals, including realtors, attorneys, therapists, and med spa specialists. Unit 117, sized at 310 square feet, underwent a complete renovation in 2021, featuring updated flooring, modern light fixtures, fresh paint, and a newly installed sink. The unit's popcorn ceiling has been removed. A new A/C unit was installed in 2024. A sliding glass door opens to a private balcony with views of a koi pond. The building provides access to an in-ground pool with private bathrooms, showers, and a BBQ area. The monthly fee covers electric, water, sewer, trash collection, and maintenance of the grounds and common areas. A spacious conference room is available for meetings and seminars. The building offers 24/7 security. The bottom floor, where Unit 117 is located, is secured with glass doors locked each evening by the security team. According to the original CCRs, this unit previously had a bathroom, however, currently only a sink is installed. It may be possible to install a bathroom again; Buyer and Buyer's Agent to perform their own due diligence with regards to this matter.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Bratton Joe PhD Physician Teni M. Garrett-Johnson, ... Physician Iwata Brian M ... Consultant Hilo Lagoon Center ... Condominium Complex Hawaii County Liquor ... County Government Office

    Map

    City
    Hilo
    County
    Hawaii
    State
    Hawaii
    Longitude
    -155.076712
    Latitude
    19.717414

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    FAQs

    What type of property is this?
    Office units - Updated office space with balcony, pond view, and pool.
    Where is this office units located?
    The property is located at 101 AUPUNI ST #117 Hilo, HI.
    What is the asking price?
    The asking price for this property is $135,000.
    What are key features of this property?
    This property features: All‑inclusive monthly fee covers electric, water, sewer, trash, grounds and common area maintenance.; Fully renovated in 2021 with **updated flooring, modern light fixtures, fresh paint, and new sink**; popcorn ceiling removed.; **New A/C unit installed in 2024.**
    (808) 439-9433
    We can help!
    Listing Contact
    ANDREA ENGLEMAN
    Learn More
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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.

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