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    Boutique Eco-Lodge on Hawaii Island Title is generated by Realmo AI

    54-250 LOKAHI RD, Kapaau, HI 96755

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    Claim this Listing
    For Sale
    $17,500,000

    COMMERCIAL - Kapaau, HI

    Lot size:
    14.50 Acres
    Added:
    Feb 17, 2026
    Days on Market:
    94
    Last Refresh:
    May 22 at 3:06 am

    Property Features for 54-250 LOKAHI RD

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    A-20A
    Standard status
    Active
    APN
    3540090140000
    Lot size
    14.50 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    49453

    Utilities

    Utilities
    Electricity Available
    Sewer type
    Septic Tank
    Water front
    1

    We can help!

    Listing Contact
    Beth T Robinson
    Beth T Robinson

    Listing agent Beth T Robinson License #RB-20544

    Listing office Hawaii Life 2555 Ala Namahana Parkway #A8, Hanalei, HI

    Listing date Feb 17, 2026

    MLS# 727382

    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.

    HighLights

    • 14.5 oceanfront acres with coastline and Maui views in the historic Kohala area.
    • Boutique eco‑lodge with a devoted clientele and strong reputation.
    • Special permits in place allowing for hotel and spa facilities, with approved expansion to 36 rooms in 2024.
    • Diverse accommodation options including lodge rooms, bungalows, and yurts.
    • Comprehensive spa complex featuring a swimming pool, hot tub, yoga hale, and outdoor treatment platforms.
    • Established off‑grid electrical system (solar with backup generator) and county water.

    Overview

    This boutique eco-lodge is situated on 14.5 oceanfront acres in North Kohala on Hawaii Island. The property features coastline and views of Maui. Designed to integrate with the land, this property has operated as a sustainable, culturally sensitive, wellness-oriented hospitality venue since 2008. Special permits designate five acres for hotel and spa facilities, with the remaining area comprising orchards, gardens, and tropical landscaping. Guests have access to the entire property, including a shoreline trail. The retreat has a history of hosting workshop and corporate leaders, with rooms available to individual travelers between group bookings. The property includes 20 guest rooms: 10 in the main lodge, 3 freestanding hale, and 7 yurts. An amendment to permits, approved in 2024, allows for expansion to 36 rooms. The main lodge houses a commercial kitchen, dining room, yoga/dance studio, library/media room, and reception/office. The spa complex features a swimming pool and hot tub, exercise/yoga hale, meeting room, locker rooms, and outdoor spa treatment platforms. The property utilizes county water and an off-grid electrical system with solar power and a backup generator. The offering includes both the real property and the business assets, including future bookings. The zoning is A-20A.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Resorts

    Map

    City
    Kapaau
    County
    Hawaii
    State
    Hawaii
    Longitude
    -155.7986854
    Latitude
    20.2471731

    FAQs

    What type of property is this?
    Resort - Oceanfront retreat with expansion potential in historic Kohala.
    Where is this resort located?
    The property is located at 54-250 LOKAHI RD Kapaau, HI.
    What is the asking price?
    The asking price for this property is $17,500,000.
    What are key features of this property?
    This property features: 14.5 oceanfront acres with coastline and Maui views in the historic Kohala area.; Boutique eco‑lodge with a devoted clientele and strong reputation.; Special permits in place allowing for hotel and spa facilities, with approved expansion to 36 rooms in 2024.
    (808) 443-4588
    We can help!
    Listing Contact
    Beth T Robinson
    Beth T Robinson
    Real Estate License ID: RB-20544
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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