Duplex with
For Sale
$725,000
15-1485 POST OFFICE RD, Pahoa, HI 96778
Residential Income, Pahoa, HI
Property Size4,602 SF
Lot Size0.50 Acres
Price / SF$157.54
Days on Market212
Property Features for 15-1485 POST OFFICE RD
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RS-10
Bedrooms
7
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 4, Bathroom 3, Bathroom 5, Bedroom 5, Bedroom 6, Bathroom 1, Bathroom 2, Bathroom 4, Bedroom 3, Bedroom 2, Bedroom 1, Bedroom 7
Parking features
Assigned
Subdivision
NANAWALE HOMESTEADS
Standard status
Active
APN
3150110240000
Size
4,602 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7851
Utilities
Utilities
Water Available
Sewer type
Cesspool
Water source
Public
Building Details
Year built
1981
Flooring type
Vinyl, Hardwood
Listing Agency:
Nathalie Mullinix Realty Universal, Inc.
(808) 261-0350
Listed By:
Nathalie C Mullinix · License #RB-17596
(808) 327-4466
Added: Feb 27
Changed: Sep 27
Last Checked: Sep 27 at 1:06PM
MLS# 728335
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 two-story duplex contains 4,602 square feet and sits on a 0.5-acre lot. Interior finishes include hardwood and vinyl flooring. The property has 7 bedrooms and 5 bathrooms, along with assigned parking. A greenhouse on the grounds is ready for restoration, and the lot also includes mature trees and space for gardening.
The property is on Post Office Road in Pahoa. The Puna Kai Shopping Center, schools, banks, parks, restaurants, a pool, and a Hele-On bus stop are described as within walking distance. Zoning is RS-10. Water is available from a public source, and the property uses a cesspool.
The property is on Post Office Road in Pahoa. The Puna Kai Shopping Center, schools, banks, parks, restaurants, a pool, and a Hele-On bus stop are described as within walking distance. Zoning is RS-10. Water is available from a public source, and the property uses a cesspool.
Key Highlights
- 4,602‑square‑foot duplex on a 0.5‑acre lot
- 7 bedrooms and 5 bathrooms
- Two‑story building constructed in 1981
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
$63,213
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
8.72%
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%
$1,264,260
$1.3M
Cap Rate 7%
$903,043
$903.0K
Cap Rate 9%
$702,367
$702.4K
Market Conditions
NOI Build-Up for 4,602 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
$118.7K $25.80/SF
− Vacancy
−$3.8K −$0.83/SF
EGI
$114.9K $24.97/SF
− OpEx
−$51.7K −$11.24/SF
NOI
$63.2K $13.74/SF
Area
Hawaii County, HI
Vacancy
3.20%
Lease Rate
$25.80 /SF/Yr
Expense Ratio
45.00%
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%
$1,264,260
Cap Rate 7%
$903,043
Cap Rate 9%
$702,367
Alternative Uses
Best Use
Multifamily LT 5
$985.9K
$862.7K – $1.15M
NOI $69,012 @ 7.0% cap · market cap 9.52%
Second Best
Apartment 5plus
$903.0K
$790.2K – $1.05M
NOI $63,213 @ 7.0% cap · market cap 8.72%
Theoretical Best
Specialty Retail
$1.57M
$1.37M – $1.83M
NOI $109,940 @ 7.0% cap · market cap 15.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Demographics for 96778, HI
14,687
Population
6,814
Households
2.2
Avg Household Size
44
Median Age
22%
College-Educated
90%
High-School Grad
211.5 sq mi
ZIP Area
69
Density / Sq Mi
$34,863
Median Household Income
$29,821
Median Earnings
$1,321
Median Rent
$241,200
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 - A two-story layout sits on a half-acre parcel with garden space and a greenhouse requiring restoration.
Where is this duplex located?
The property is located at 15-1485 POST OFFICE RD Pahoa, HI.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: 4,602‑square‑foot duplex on a 0.5‑acre lot; 7 bedrooms and 5 bathrooms; Two‑story building constructed in 1981
