Duplex with Hardwood
For Sale
$850,000
557 KUPULAU RD, Hilo, HI 96720
MULTI_FAMILY - Hilo, HI
Property Size1,656 SF
Lot Size0.30 Acres
Price / SF$513.29
Days on Market97
Property Features for 557 KUPULAU RD
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
A-1A
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 5, Bedroom 1, Bedroom 2, Bedroom 4, Bathroom 1, Bedroom 3, Bathroom 2
Subdivision
WAIAKEA HOMESTEADS 2ND SERIES
Standard status
Active
APN
3240440800000
Size
1,656 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7052
Utilities
Utilities
Electricity Available
Sewer type
Septic Tank
Building Details
Year built
1966
Flooring type
Hardwood
Listing Agency:
Century 21 Homefinders of Hawaii · Century 21 Real Estate
(808) 935-7119
Listed By:
Doni M. Takaaze
(808) 896-5998
Added: May 5
Changed: Aug 2
Last Checked: Aug 9 at 11:06PM
MLS# 730183
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.
557 Kupulau Rd in Hilo offers a duplex configuration set on a 0.3039-acre lot. The property includes two well-maintained homes with a total layout that features five bedrooms and two bathrooms, plus hardwood flooring throughout.
Built in 1966, the duplex is zoned A-1A and served by electricity availability and a septic tank for sewer. With a compact, residential-income focused configuration, the property supports flexible occupancy options, including living in one home and renting the other, or renting both.
The overall improvements and interior layout are designed to accommodate everyday living across the five-bedroom, two-bathroom plan, with the duplex’s two-home structure providing practical separation between households.
Built in 1966, the duplex is zoned A-1A and served by electricity availability and a septic tank for sewer. With a compact, residential-income focused configuration, the property supports flexible occupancy options, including living in one home and renting the other, or renting both.
The overall improvements and interior layout are designed to accommodate everyday living across the five-bedroom, two-bathroom plan, with the duplex’s two-home structure providing practical separation between households.
Key Highlights
- Duplex with hardwood flooring
- Built in 1966
- Zoned A‑1A
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
$24,834
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
2.92%
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%
$496,680
$496.7K
Cap Rate 7%
$354,771
$354.8K
Cap Rate 9%
$275,933
$275.9K
Market Conditions
NOI Build-Up for 1,656 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
$36.8K $22.20/SF
− Vacancy
−$1.3K −$0.78/SF
EGI
$35.5K $21.42/SF
− OpEx
−$10.6K −$6.43/SF
NOI
$24.8K $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%
$496,680
Cap Rate 7%
$354,771
Cap Rate 9%
$275,933
Alternative Uses
Best Use
Multifamily LT 5
$354.8K
$310.4K – $413.9K
NOI $24,834 @ 7.0% cap · market cap 2.92%
Second Best
Apartment 5plus
$325.0K
$284.3K – $379.1K
NOI $22,747 @ 7.0% cap · market cap 2.68%
Theoretical Best
Specialty Retail
$565.2K
$494.5K – $659.4K
NOI $39,561 @ 7.0% cap · market cap 4.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
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 Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Duplex on a 0.3039-acre lot with hardwood flooring, electricity available, and septic tank service.
Where is this duplex located?
The property is located at 557 KUPULAU RD Hilo, HI.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Duplex with hardwood flooring; Built in 1966; Zoned A‑1A
