Mixed-Use Property with
For Sale
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1085 S Beretania St., Honolulu, HI 96814
Fee-simple commercial building combining retail, office, and warehouse areas with loading functionality and onsite parking.
Property Size12,573 SF
Price / SF$457.33
Days on Market137
Property Features for 1085 S Beretania St.
General Information
Standard status
Active
Size
12,573 SF
Property subtype
Retail, Office, Mixed Use
Zoning
BMX-3
Building Details
Year Built
1942
Buildings
2
Stories
2
Units
15
Tenancy
Multi
Listing Agency:
NAI CBI Hawaii
(808) 271-4697
Listed By:
Brant Yasaka · License #HI68051
Source:
Crexi
Added: Apr 16
Changed: Aug 30
Last Checked: Aug 30 at 3:48AM
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 NAI CBI Hawaii
Investment Insights
Based on property information with market context.
This fee-simple mixed-use commercial property in Honolulu contains approximately 12,573 square feet arranged for varied business operations. The building includes 4,970 square feet of ground-floor retail, 4,970 square feet of second-floor office area, and 2,633 square feet of rear warehouse space. The warehouse is equipped with 3 roll-up doors and an exterior loading area, while 17 onsite parking stalls support the property’s urban commercial configuration. Constructed in 1942, the asset occupies a 10,926-square-foot lot and is zoned BMX-3.
The property is positioned on S. Beretania St. along a major east-west route in Honolulu, with access to the H-1 Freeway, Downtown Honolulu, Ala Moana, and Waikiki. Its location provides a combination of retail frontage, office accommodation, warehouse functionality, loading access, and parking within a centrally situated commercial property.
The property is positioned on S. Beretania St. along a major east-west route in Honolulu, with access to the H-1 Freeway, Downtown Honolulu, Ala Moana, and Waikiki. Its location provides a combination of retail frontage, office accommodation, warehouse functionality, loading access, and parking within a centrally situated commercial property.
Key Highlights
- Approximately 12,573 square feet across retail, office, and warehouse components
- 4,970 SF ground‑floor retail area and 4,970 SF second‑floor office area
- Rear warehouse measures 2,633 SF and includes 3 roll‑up doors
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
$332,800
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
5.79%
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%
$6,656,000
$6.7M
Cap Rate 7%
$4,754,286
$4.8M
Cap Rate 9%
$3,697,778
$3.7M
Market Conditions
NOI Build-Up for 12,573 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
$499.4K $39.72/SF
− Vacancy
−$24.0K −$1.91/SF
EGI
$475.4K $37.81/SF
− OpEx
−$142.6K −$11.34/SF
NOI
$332.8K $26.47/SF
Area
Honolulu County, HI
Vacancy
4.80%
Lease Rate
$39.72 /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%
$6,656,000
Cap Rate 7%
$4,754,286
Cap Rate 9%
$3,697,778
Alternative Uses
Best Use
Retail
$4.75M
$4.16M – $5.55M
NOI $332,800 @ 7.0% cap · market cap 5.79%
Second Best
Office B
$4.60M
$4.02M – $5.36M
NOI $321,790 @ 7.0% cap · market cap 5.60%
Theoretical Best
Specialty Retail
$5.09M
$4.46M – $5.94M
NOI $356,571 @ 7.0% cap · market cap 6.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Demographics for 96814, HI
24,870
Population
15,346
Households
1.6
Avg Household Size
47
Median Age
50%
College-Educated
93%
High-School Grad
1.2 sq mi
ZIP Area
20,725
Density / Sq Mi
$77,336
Median Household Income
$55,408
Median Earnings
$1,770
Median Rent
$706,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fee-simple commercial building combining retail, office, and warehouse areas with loading functionality and onsite parking.
Where is this mixed-use property located?
The property is located at 1085 S Beretania St. Honolulu, HI.
What is the asking price?
The asking price for this property is $5,750,000.
What are key features of this property?
This property features: Approximately 12,573 square feet across retail, office, and warehouse components; 4,970 SF ground‑floor retail area and 4,970 SF second‑floor office area; Rear warehouse measures 2,633 SF and includes 3 roll‑up doors
