Duplex with Detached
For Sale
$2,700,000
1444 KUIAHA RD, Haiku, HI 96708
Residential Income, Haiku, HI
Property Size3,698 SF
Lot Size2.00 Acres
Price / SF$730.12
Days on Market230
Property Features for 1444 KUIAHA RD
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
AGR
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bedroom 5, Bedroom 3, Bedroom 2, Bathroom 2, Bathroom 3, Bedroom 4, Bedroom 6, Bedroom 1
Parking features
Covered
Fireplace
1
Subdivision
HAIKU
Standard status
Active
APN
2270120300000
Size
3,698 SF
Lot size
2.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4364
Utilities
Utilities
Phone Available
Sewer type
Cesspool, Septic Tank
Amenities
fireplaces
covered lanai
gated entry
stone driveway
bamboo forest
groomed trail
stream
Building Details
Year built
2001
Flooring type
Carpet, Hardwood
Listing Agency:
Nathalie Mullinix Realty Universal, Inc.
(808) 261-0350
Listed By:
Nathalie C Mullinix · License #RB-17596
(808) 327-4466
Added: Feb 3
Changed: Sep 18
Last Checked: Sep 21 at 10:06PM
MLS# 727310
Copyright © 2026 Hawaii Information Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3,698-square-foot duplex property on 2 acres includes a six-bedroom, three-bath main residence and a detached one-bedroom cottage. Built in 2001, the property features hardwood and carpet flooring, covered parking, fireplaces, wraparound lanais, custom lava rock details, and large windows that connect the interiors with the surrounding landscape. The offering includes furnishings.
A gated entry and stone driveway lead into the property, which includes a groomed bamboo-forest trail and a year-round stream. The property is served by a cesspool and septic tank, with phone service available. The detached cottage is identified as operating with the main residence as Bamboo Valley Inn.
A gated entry and stone driveway lead into the property, which includes a groomed bamboo-forest trail and a year-round stream. The property is served by a cesspool and septic tank, with phone service available. The detached cottage is identified as operating with the main residence as Bamboo Valley Inn.
Key Highlights
- 2‑acre property with 3,698 square feet of improvements
- Six‑bedroom, three‑bath main residence plus detached one‑bedroom cottage
- Built in 2001 with hardwood and carpet flooring
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
$77,580
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
2.87%
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%
$1,551,600
$1.6M
Cap Rate 7%
$1,108,286
$1.1M
Cap Rate 9%
$862,000
$862.0K
Market Conditions
NOI Build-Up for 3,698 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
$119.8K $32.40/SF
− Vacancy
−$9.0K −$2.43/SF
EGI
$110.8K $29.97/SF
− OpEx
−$33.2K −$8.99/SF
NOI
$77.6K $20.98/SF
Area
Maui County, HI
Vacancy
7.50%
Lease Rate
$32.40 /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%
$1,551,600
Cap Rate 7%
$1,108,286
Cap Rate 9%
$862,000
Alternative Uses
Best Use
Multifamily LT 5
$1.11M
$969.8K – $1.29M
NOI $77,580 @ 7.0% cap · market cap 2.87%
Second Best
Apartment 5plus
$993.7K
$869.5K – $1.16M
NOI $69,559 @ 7.0% cap · market cap 2.58%
Theoretical Best
Specialty Retail
$1.50M
$1.31M – $1.75M
NOI $104,717 @ 7.0% cap · market cap 3.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Demographics for 96708, HI
10,993
Population
4,523
Households
2.4
Avg Household Size
43
Median Age
29%
College-Educated
91%
High-School Grad
59.5 sq mi
ZIP Area
185
Density / Sq Mi
$99,224
Median Household Income
$47,628
Median Earnings
$2,284
Median Rent
$1,032,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Furnished income property with a main residence, separate cottage, covered parking, and natural surroundings.
Where is this duplex located?
The property is located at 1444 KUIAHA RD Haiku, 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: 2‑acre property with 3,698 square feet of improvements; Six‑bedroom, three‑bath main residence plus detached one‑bedroom cottage; Built in 2001 with hardwood and carpet flooring
