Waiakea Villas Commercial Office
For Sale
Contact for pricing
400 Hualani St #10196, Hilo, HI 96720
Commercial office space with exam rooms and shared pool.
Property Size1,760 SF
Price / SF$170.45
Days on Market203
Property Features for 400 Hualani St #10196
General Information
Standard status
Active
Size
1,760 SF
Property subtype
Office
Building Details
Year Built
1973
Listing Agency:
Coldwell Banker Island Properties
Listed By:
Kathy Oldfather · License #HI
Source:
Crexi
Added: Jan 30
Changed: Aug 8
Last Checked: Jul 22 at 2:00PM
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 Coldwell Banker Island Properties
Investment Insights
Based on property information with market context.
This commercial office space is located in Waiakea Villas and features 6 exam rooms, each equipped with individual sinks. The layout includes one half bath, two reception areas, a separate office, a storage closet, and a waiting room. A shared in-ground pool is available on-site. Office furnishings are available for purchase separately. The monthly maintenance fee is $1213.71, covering water, electric, sewer, trash, grounds upkeep, pool maintenance, bulk internet, and insurance. Additional monthly reimbursements include $161.26 for common electric, $76.20 for gas, $176.33 for sewer, $75.13 for water, a $5.00 meter reading fee, and a $118.45 reserve contribution, bringing the total monthly cost to $1826.08. The property is managed by Touchstone Properties, with on-site contact Cherie Atkins and security surveillance.
Key Highlights
- Large commercial office space featuring 6 exam rooms, individual sinks, reception areas, office, storage, and waiting room.
- Monthly maintenance fee includes comprehensive utilities and upkeep.
- Enjoy the onsite shared in‑ground pool.
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
$25,055
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
8.35%
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%
$501,100
$501.1K
Cap Rate 7%
$357,929
$357.9K
Cap Rate 9%
$278,389
$278.4K
Market Conditions
NOI Build-Up for 1,760 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
$39.1K $22.20/SF
− Vacancy
−$5.7K −$3.22/SF
EGI
$33.4K $18.98/SF
− OpEx
−$8.4K −$4.75/SF
NOI
$25.1K $14.24/SF
Area
Hawaii County, HI
Vacancy
14.50%
Lease Rate
$22.20 /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%
$501,100
Cap Rate 7%
$357,929
Cap Rate 9%
$278,389
Alternative Uses
Best Use
Office B
$357.9K
$313.2K – $417.6K
NOI $25,055 @ 7.0% cap · market cap 8.35%
Second Best
Healthcare Medical
$347.8K
$304.4K – $405.8K
NOI $24,349 @ 7.0% cap · market cap 8.12%
Theoretical Best
Specialty Retail
$600.7K
$525.6K – $700.8K
NOI $42,046 @ 7.0% cap · market cap 14.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Demographics for 96720, HI
46,615
Population
19,826
Households
2.4
Avg Household Size
43
Median Age
34%
College-Educated
95%
High-School Grad
287.8 sq mi
ZIP Area
162
Density / Sq Mi
$78,537
Median Household Income
$41,268
Median Earnings
$1,346
Median Rent
$458,100
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?
Medical Office Space - Commercial office space with exam rooms and shared pool.
Where is this medical office space located?
The property is located at 400 Hualani St #10196 Hilo, HI.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Large commercial office space featuring 6 exam rooms, individual sinks, reception areas, office, storage, and waiting room.; Monthly maintenance fee includes comprehensive utilities and upkeep.; Enjoy the onsite shared in‑ground pool.
