Triplex with Gated
For Sale
$650,000
15-1974 8TH AVE, Keaau, HI 96749
Residential Income, Keaau, HI
Property Size1,370 SF
Lot Size1.00 Acre
Price / SF$474.45
Days on Market51
Property Features for 15-1974 8TH AVE
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
A-1A
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 3, Bedroom 4, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 5, Bathroom 3, Bedroom 2
Subdivision
HAWAIIAN PARADISE PARK
Lot features
Cleared, Flag Lot
Standard status
Active
APN
3150271400000
Size
1,370 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3228
Utilities
Water source
Well
Building Details
Year built
1984
Flooring type
Laminate, Marble
Listing Agency:
Nathalie Mullinix Realty Universal, Inc.
(808) 261-0350
Listed By:
Nathalie C Mullinix · License #RB-17596
(808) 327-4466
Added: Jul 1
Changed: Aug 19
Last Checked: Aug 20 at 11:06PM
MLS# 731655
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 triplex features five bedrooms and three bathrooms across three separate living units. The property sits on a fully fenced and gated one-acre lot, with marble and laminate flooring and a 1984 build year. Water service is provided by a well.
Set in Hawaiian Paradise Park (HPP) in Keaau, the home is described as being about 17 miles from Hilo. A bus stop is located directly across the street, and the neighborhood is presented as a quieter setting with nearby access to shopping, dining, schools, and services, plus being just minutes from the ocean.
The property is listed as not fully permitted. The listing also states that all details are provided by the seller or seller’s representatives, and buyers should confirm and verify all information during due diligence.
Set in Hawaiian Paradise Park (HPP) in Keaau, the home is described as being about 17 miles from Hilo. A bus stop is located directly across the street, and the neighborhood is presented as a quieter setting with nearby access to shopping, dining, schools, and services, plus being just minutes from the ocean.
The property is listed as not fully permitted. The listing also states that all details are provided by the seller or seller’s representatives, and buyers should confirm and verify all information during due diligence.
Key Highlights
- One‑acre lot that is fully fenced and gated
- Three separate living units for flexible living or rental options
- Five bedrooms and three bathrooms
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
$20,545
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
3.16%
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%
$410,900
$410.9K
Cap Rate 7%
$293,500
$293.5K
Cap Rate 9%
$228,278
$228.3K
Market Conditions
NOI Build-Up for 1,370 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
$30.4K $22.20/SF
− Vacancy
−$1.1K −$0.78/SF
EGI
$29.3K $21.42/SF
− OpEx
−$8.8K −$6.43/SF
NOI
$20.5K $15.00/SF
Area
Hawaii County, HI
Vacancy
3.50%
Lease Rate
$22.20 /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%
$410,900
Cap Rate 7%
$293,500
Cap Rate 9%
$228,278
Alternative Uses
Best Use
Multifamily LT 5
$293.5K
$256.8K – $342.4K
NOI $20,545 @ 7.0% cap · market cap 3.16%
Second Best
Apartment 5plus
$268.8K
$235.2K – $313.6K
NOI $18,818 @ 7.0% cap · market cap 2.90%
Theoretical Best
Specialty Retail
$467.6K
$409.1K – $545.5K
NOI $32,729 @ 7.0% cap · market cap 5.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Demographics for 96749, HI
20,503
Population
7,545
Households
2.7
Avg Household Size
42
Median Age
23%
College-Educated
92%
High-School Grad
59.8 sq mi
ZIP Area
343
Density / Sq Mi
$74,633
Median Household Income
$41,366
Median Earnings
$1,268
Median Rent
$396,400
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Triplex on a fully fenced and gated one-acre lot with well water and three separate living units in A-1A zoning.
Where is this triplex located?
The property is located at 15-1974 8TH AVE Keaau, HI.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: One‑acre lot that is fully fenced and gated; Three separate living units for flexible living or rental options; Five bedrooms and three bathrooms
