Ground-Level Office
New
For Sale
$1,430,625
320 Uluniu Street #3, Kailua, HI 96734
Configured for owner-user operations with private offices, workstations, support rooms, and a mezzanine.
Property Size2,289 SF
Price / SF$625
Days on Market4
Property Features for 320 Uluniu Street #3
General Information
Standard status
Active
Size
2,289 SF
Property subtype
Commercial
Space & Availability
Floor
Ground
Furnished
Yes
Additional Details
Office Units
1
Taxes and HOA fees
Annual Taxes
$16,224
Amenities
vaulted ceilings
kitchen and breakroom
private offices
private restroom
computer room
storage room
photovoltaic solar panels
Central air
Central Air Cooling
Off Site
On Street
Public
Building Details
Year Built
1987
Construction
cedar wood
Tenancy
Single
Owner Occupied
No
Listing Agency:
ONE SOURCE REALTY LLC
(808) 368-1022
Listed By:
EVAN I SCHERMAN · License #RB-17206
Source:
Corcoran
Added: Sep 4
Changed: Sep 6
Last Checked: Sep 7 at 7:47AM
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 ONE SOURCE REALTY LLC
Investment Insights
Based on property information with market context.
This office unit provides approximately 1,638 square feet of ground-level space plus an additional 651 square feet of mezzanine office area. The 1987 cedar wood building features vaulted ceilings and a functional layout with multiple private offices, an open work area with cubicles, a kitchen and breakroom, private restroom, computer room, and storage room. Photovoltaic solar panels are also installed at the property.
The space is located at 320 Uluniu Street in Kailua, within the area identified as the central business and medical district. The property is described as having strong vehicle and pedestrian traffic, and the current short-term lease may support a future owner-user transition.
The space is located at 320 Uluniu Street in Kailua, within the area identified as the central business and medical district. The property is described as having strong vehicle and pedestrian traffic, and the current short-term lease may support a future owner-user transition.
Key Highlights
- Approximately 1,638 square feet of ground‑level office space
- Additional 651 square feet of mezzanine office space
- Multiple private offices, open cubicle area, computer room, and storage room
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
$58,584
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
4.09%
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%
$1,171,680
$1.2M
Cap Rate 7%
$836,914
$836.9K
Cap Rate 9%
$650,933
$650.9K
Market Conditions
NOI Build-Up for 2,289 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
$89.3K $39.00/SF
− Vacancy
−$11.2K −$4.88/SF
EGI
$78.1K $34.13/SF
− OpEx
−$19.5K −$8.53/SF
NOI
$58.6K $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%
$1,171,680
Cap Rate 7%
$836,914
Cap Rate 9%
$650,933
Alternative Uses
Best Use
Office B
$836.9K
$732.3K – $976.4K
NOI $58,584 @ 7.0% cap · market cap 4.09%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$927.4K
$811.5K – $1.08M
NOI $64,916 @ 7.0% cap · market cap 4.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Single-tenant
Tenancy
Location Intelligence
Demographics for 96734, HI
49,922
Population
18,208
Households
2.7
Avg Household Size
38
Median Age
53%
College-Educated
98%
High-School Grad
21.7 sq mi
ZIP Area
2,301
Density / Sq Mi
$131,554
Median Household Income
$56,374
Median Earnings
$3,297
Median Rent
$1,246,300
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 - Configured for owner-user operations with private offices, workstations, support rooms, and a mezzanine.
Where is this office units located?
The property is located at 320 Uluniu Street #3 Kailua, HI.
What is the asking price?
The asking price for this property is $1,430,625.
What are key features of this property?
This property features: Approximately 1,638 square feet of ground‑level office space; Additional 651 square feet of mezzanine office space; Multiple private offices, open cubicle area, computer room, and storage room
