Downtown Honolulu Office
For Sale
$825,000
800 Bethel Street, Honolulu, HI 96813
Office condominium in Honolulu's Central Business District for sale.
Property Size1,277 SF
Price / SF$646.05
Days on Market120
Property Features for 800 Bethel Street
General Information
Standard status
Active
Size
1,277 SF
Property subtype
Office
Listing Agency:
CBRE - Honolulu
(808) 541-5148
Listed By:
Matthew McKeever · License #RS-80252
(808) 541-5148
Source:
Cbre
Added: Apr 15
Changed: Jul 10
Last Checked: Aug 11 at 7:34AM
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 CBRE - Honolulu
Investment Insights
Based on property information with market context.
Located in the heart of Downtown Honolulu's Central Business District, Queens Court – Suite 403 offers an office condominium for sale. The property consists of approximately 1,277 square feet of functional office space, complemented by a private approximately 50 square foot lanai, providing outdoor exposure within an established building. This fee simple office condominium is ideally suited for owner users, small professional firms, or investors seeking stable occupancy within a highly supply constrained submarket. The property benefits from its proximity to government offices, financial institutions, courthouses, and the Honolulu harbor, positioning it as a strategic location for legal, professional services, consulting, and related office users. The offering represents an attractive opportunity to acquire an office condominium in Downtown Honolulu with long term value supported by limited competing inventory, walkability, and enduring demand drivers.
Key Highlights
- Prime Downtown Honolulu location in the Central Business District, near courts, state, and city offices.
- Fee Simple Office Condominium ownership.
- Limited competing inventory for small office ownership in the area.
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
$32,683
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
3.96%
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%
$653,660
$653.7K
Cap Rate 7%
$466,900
$466.9K
Cap Rate 9%
$363,144
$363.1K
Market Conditions
NOI Build-Up for 1,277 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
$49.8K $39.00/SF
− Vacancy
−$6.2K −$4.88/SF
EGI
$43.6K $34.13/SF
− OpEx
−$10.9K −$8.53/SF
NOI
$32.7K $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%
$653,660
Cap Rate 7%
$466,900
Cap Rate 9%
$363,144
Alternative Uses
Best Use
Office B
$466.9K
$408.5K – $544.7K
NOI $32,683 @ 7.0% cap · market cap 3.96%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$517.4K
$452.7K – $603.6K
NOI $36,216 @ 7.0% cap · market cap 4.39%
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
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Frequently Asked Questions
What type of property is this?
Office units - Office condominium in Honolulu's Central Business District for sale.
Where is this office units located?
The property is located at 800 Bethel Street Honolulu, HI.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: Prime Downtown Honolulu location in the Central Business District, near courts, state, and city offices.; Fee Simple Office Condominium ownership.; Limited competing inventory for small office ownership in the area.
