Downtown Honolulu Office
For Sale
$2,700,000
1100 Alakea Street, Honolulu, HI 96813
Class A office condo with unobstructed mountain, city, ocean views.
Property Size5,483 SF
Price / SF$492.43
Days on Market150
Property Features for 1100 Alakea Street
General Information
Standard status
Active
Size
5,483 SF
Property subtype
Office
Listing Agency:
(808) 541-5184
Listed By:
James Shipman · License #RB-17830
(808) 541-5184
Source:
Cbre
Added: Mar 25
Changed: Aug 9
Last Checked: Aug 21 at 12:18PM
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 James Shipman
Investment Insights
Based on property information with market context.
Located in Downtown Honolulu, this Class A office condominium is a rare opportunity to purchase the entire 23rd floor at 1100 Alakea Street. The property offers unobstructed mountain, city, and ocean views, including views of the State Capitol, Iolani Palace, and the historic buildings of the capital district. The 5,483 square foot office is centrally located on the corner of Hotel and Alakea Streets, across the street from the First Circuit Court, Ali`i Place, and Bishop Square. The State Capitol and Iolani Palace are within walking distance. Ingress and egress are from the top of Bishop and Alakea Streets.
Key Highlights
- Unobstructed mountain, city, and ocean views.
- Rare opportunity to purchase a high‑floor unit in a Class A office condominium.
- Prime downtown Honolulu location at 1100 Alakea Street.
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
$140,331
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
5.20%
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%
$2,806,620
$2.8M
Cap Rate 7%
$2,004,729
$2.0M
Cap Rate 9%
$1,559,233
$1.6M
Market Conditions
NOI Build-Up for 5,483 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
$213.8K $39.00/SF
− Vacancy
−$26.7K −$4.88/SF
EGI
$187.1K $34.13/SF
− OpEx
−$46.8K −$8.53/SF
NOI
$140.3K $25.59/SF
Area
Honolulu County, HI
Vacancy
12.50%
Lease Rate
$39.00 /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%
$2,806,620
Cap Rate 7%
$2,004,729
Cap Rate 9%
$1,559,233
Alternative Uses
Best Use
Office B
$2.00M
$1.75M – $2.34M
NOI $140,331 @ 7.0% cap · market cap 5.20%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.22M
$1.94M – $2.59M
NOI $155,498 @ 7.0% cap · market cap 5.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Demographics for 96813, HI
27,372
Population
13,511
Households
2
Avg Household Size
43
Median Age
48%
College-Educated
96%
High-School Grad
3.6 sq mi
ZIP Area
7,603
Density / Sq Mi
$87,799
Median Household Income
$57,619
Median Earnings
$1,821
Median Rent
$804,100
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?
Office units - Class A office condo with unobstructed mountain, city, ocean views.
Where is this office units located?
The property is located at 1100 Alakea Street Honolulu, HI.
What is the asking price?
The asking price for this property is $2,700,000.
What are key features of this property?
This property features: Unobstructed mountain, city, and ocean views.; Rare opportunity to purchase a high‑floor unit in a Class A office condominium.; Prime downtown Honolulu location at 1100 Alakea Street.
