Quadplex with Four Single-Family
For Sale
$1,200,000
36-2319-A PUUALAEA HOMESTEAD RD, Laupahoehoe, HI 96764
MULTI_FAMILY - Laupahoehoe, HI
Property Size4,224 SF
Lot Size1.55 Acres
Price / SF$284.09
Days on Market58
Property Features for 36-2319-A PUUALAEA HOMESTEAD RD
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RS-15
Bedrooms
12
Bathrooms
8
Full bathrooms
4
Half bathrooms
4
Rooms
Bathroom 6, Bathroom 2, Bathroom 4, Bedroom 2, Bedroom 4, Bathroom 1, Bedroom 8, Bedroom 6, Bedroom 1, Bathroom 5, Bedroom 11, Bathroom 3, Bedroom 12, Bedroom 7, Bedroom 9, Bedroom 3, Bedroom 10, Bathroom 7, Bedroom 5, Bathroom 8
Parking features
Assigned, Covered
Subdivision
MANOWAIOPAE HOMESTEADS
Standard status
Active
APN
3360070150000
Size
4,224 SF
Lot size
1.55 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5196
Utilities
Utilities
Electricity Available
Sewer type
Cesspool
Building Details
Year built
1990
Flooring type
Carpet
Listing Agency:
eXp Realty
(808) 725-2794
Listed By:
Charlotte K. Kekela · License #RB-24220
(808) 640-8982
Added: Jul 8
Changed: Aug 3
Last Checked: Sep 3 at 6:06PM
MLS# 728314
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 quadplex features four single-family homes on one parcel. Three of the homes are occupied by long-term tenants, providing immediate rental occupancy, while the fourth home is vacant and offers flexibility for renovation, a new tenant, or owner occupancy. The homes were built in 1990 and are described as ready for updates and improvements.
The property sits on a 1.5496-acre lot and has a listed total area of 4,224 square feet. Flooring includes carpet, and parking is available with assigned and covered parking features. Utilities noted include electricity available, and the sewer system is listed as a cesspool.
Zoning for the property is RS-15. Showings are by appointment only, and tenants should not be disturbed.
The property sits on a 1.5496-acre lot and has a listed total area of 4,224 square feet. Flooring includes carpet, and parking is available with assigned and covered parking features. Utilities noted include electricity available, and the sewer system is listed as a cesspool.
Zoning for the property is RS-15. Showings are by appointment only, and tenants should not be disturbed.
Key Highlights
- Four single‑family homes on one parcel
- Three homes occupied by long‑term tenants; one home vacant
- Built in 1990
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
$63,344
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
5.28%
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%
$1,266,880
$1.3M
Cap Rate 7%
$904,914
$904.9K
Cap Rate 9%
$703,822
$703.8K
Market Conditions
NOI Build-Up for 4,224 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
$93.8K $22.20/SF
− Vacancy
−$3.3K −$0.78/SF
EGI
$90.5K $21.42/SF
− OpEx
−$27.1K −$6.43/SF
NOI
$63.3K $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%
$1,266,880
Cap Rate 7%
$904,914
Cap Rate 9%
$703,822
Alternative Uses
Best Use
Multifamily LT 5
$904.9K
$791.8K – $1.06M
NOI $63,344 @ 7.0% cap · market cap 5.28%
Second Best
Apartment 5plus
$828.9K
$725.3K – $967.0K
NOI $58,021 @ 7.0% cap · market cap 4.84%
Theoretical Best
Specialty Retail
$1.44M
$1.26M – $1.68M
NOI $100,910 @ 7.0% cap · market cap 8.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Demographics for 96764, HI
649
Population
288
Households
2.3
Avg Household Size
49
Median Age
32%
College-Educated
88%
High-School Grad
2.4 sq mi
ZIP Area
270
Density / Sq Mi
$72,917
Median Household Income
$57,895
Median Earnings
$1,324
Median Rent
$598,800
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?
Quadplex - Quadplex on one parcel with RS-15 zoning, three long-term tenant-occupied homes, and one vacant home for potential updates.
Where is this quadplex located?
The property is located at 36-2319-A PUUALAEA HOMESTEAD RD Laupahoehoe, HI.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Four single‑family homes on one parcel; Three homes occupied by long‑term tenants; one home vacant; Built in 1990
