Versatile Mixed-Use Building in
For Sale
$6,500,000
Pending
1857 South King Street, Honolulu, HI 96826
Mixed-use building with redevelopment and re-leasing opportunities.
Property Size13,458 SF
Lot Size0.14 Acres
Days on Market149
Property Features for 1857 South King Street
General Information
Standard status
Pending
Size
13,458 SF
Lot size
0.14 Acres
Property subtype
Office
Listing Agency:
CBRE - Honolulu
(808) 541-5108
Listed By:
Nicholas Paulic · License #RB-22952
(808) 541-5108
Source:
Cbre
Added: Mar 25
Changed: Aug 14
Last Checked: Jul 23 at 7:02AM
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.
This versatile mixed-use building, constructed in 1993, offers a total area of 13,458 sq ft on a 0.14-acre land parcel. It features a former restaurant space on the top floor, two floors of office space, and two floors of secured parking. The property is optimally suited for various uses such as owner occupation, redevelopment, medical facilities, or re-leasing opportunities. The property's adaptability extends to accommodate both office and retail purposes, providing potential buyers with a great range of possibilities. Located on a major road in Honolulu, the property offers easy access to the freeway, making it an excellent choice for businesses desiring prominent visibility and accessibility. Its location is in close proximity to several key areas like UH Manoa, the vibrant Ala Moana Shopping Mall, Waikiki, and the bustling downtown area. The property is zoned as BMX-3, which refers to the Business Mixed Use District. This zoning permits a wide range of commercial and residential uses, further enhancing the property's versatility. Overall, this property offers a unique opportunity for businesses looking for a flexible space potential for an investor, owner-user, or redevelopment.
Key Highlights
- Versatile mixed‑use building suitable for owner occupation, redevelopment, medical facilities, or re‑leasing.
- Prime location on a major road in Honolulu with easy freeway access.
- BMX‑3 zoning permits a wide range of commercial and residential uses.
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
$344,441
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
5.30%
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%
$6,888,820
$6.9M
Cap Rate 7%
$4,920,586
$4.9M
Cap Rate 9%
$3,827,122
$3.8M
Market Conditions
NOI Build-Up for 13,458 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
$524.9K $39.00/SF
− Vacancy
−$65.6K −$4.88/SF
EGI
$459.3K $34.13/SF
− OpEx
−$114.8K −$8.53/SF
NOI
$344.4K $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%
$6,888,820
Cap Rate 7%
$4,920,586
Cap Rate 9%
$3,827,122
Alternative Uses
Best Use
Office B
$4.92M
$4.31M – $5.74M
NOI $344,441 @ 7.0% cap · market cap 5.30%
Second Best
Mixed Use
$3.32M
$2.90M – $3.87M
NOI $232,151 @ 7.0% cap · market cap 3.57%
Theoretical Best
Specialty Retail
$5.45M
$4.77M – $6.36M
NOI $381,670 @ 7.0% cap · market cap 5.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Demographics for 96826, HI
30,092
Population
16,564
Households
1.8
Avg Household Size
44
Median Age
38%
College-Educated
91%
High-School Grad
1.1 sq mi
ZIP Area
27,356
Density / Sq Mi
$67,743
Median Household Income
$44,393
Median Earnings
$1,604
Median Rent
$485,200
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?
Mixed-use property - Mixed-use building with redevelopment and re-leasing opportunities.
Where is this mixed-use property located?
The property is located at 1857 South King Street Honolulu, HI.
What is the asking price?
The asking price for this property is $6,500,000.
What are key features of this property?
This property features: Versatile mixed‑use building suitable for owner occupation, redevelopment, medical facilities, or re‑leasing.; Prime location on a major road in Honolulu with easy freeway access.; BMX‑3 zoning permits a wide range of commercial and residential uses.
