Flex Condominium with Deeded
For Sale
$770,000
6-4525 Akia Rd, Kapaa, HI 96746
Renovated commercial condominium within a 12-unit project in Kapaa.
Property Size1,925 SF
Price / SF$400
Days on Market183
Property Features for 6-4525 Akia Rd
General Information
Standard status
Active
Size
1,925 SF
Total Parking Spaces
7
Occupancy
80%
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Utilities to Site
Yes
Additional Details
Drive-In Doors
1
Taxes and HOA fees
Annual Taxes
$5,373
Building Details
Year Renovated
2019
Listing Agency:
Chaney, Brooks & Company, LLC
(808) 544-1600
Listed By:
Joseph T Haas · License #RB-15404
(808) 864-6464
Source:
Exprealty
Added: Mar 3
Changed: Sep 2
Last Checked: Sep 2 at 1:12AM
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 Chaney, Brooks & Company, LLC
Investment Insights
Based on property information with market context.
This 1,925-square-foot fee-simple flex condominium is part of the 12-unit Oceanside Center at 4525 Akia Road in Kapaa. The property was renovated and converted to condominium ownership in 2019, with separately check-metered electrical and water service, floor-to-ceiling sound-insulated demising walls, and a walk-in entry door. Each unit also includes deeded parking and access to the secured project lot.
The offering includes Units 1 through 10, which may be purchased separately or combined. The project is currently 80% leased. Building improvements include a recently painted exterior, a paved elevated parking area with perimeter fencing and gates, a silicone-coated roof backed by a 20-year labor and material warranty, and fire detection tied to central alarm monitoring. Plans have also been prepared for ADA-compliant restrooms in each unit.
The offering includes Units 1 through 10, which may be purchased separately or combined. The project is currently 80% leased. Building improvements include a recently painted exterior, a paved elevated parking area with perimeter fencing and gates, a silicone-coated roof backed by a 20-year labor and material warranty, and fire detection tied to central alarm monitoring. Plans have also been prepared for ADA-compliant restrooms in each unit.
Key Highlights
- 1,925‑square‑foot fee‑simple flex condominium
- Seven deeded parking stalls included with each unit
- Part of the 12‑unit Oceanside Center
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
$34,919
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
4.53%
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%
$698,380
$698.4K
Cap Rate 7%
$498,843
$498.8K
Cap Rate 9%
$387,989
$388.0K
Market Conditions
NOI Build-Up for 1,925 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
$41.6K $21.60/SF
− Vacancy
−$499 −$0.26/SF
EGI
$41.1K $21.34/SF
− OpEx
−$6.2K −$3.20/SF
NOI
$34.9K $18.14/SF
Area
Kauai County, HI
Vacancy
1.20%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
15.00%
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%
$698,380
Cap Rate 7%
$498,843
Cap Rate 9%
$387,989
Alternative Uses
Best Use
Warehouse
$498.8K
$436.5K – $582.0K
NOI $34,919 @ 7.0% cap · market cap 4.53%
Second Best
Flex RnD
$471.9K
$412.9K – $550.6K
NOI $33,033 @ 7.0% cap · market cap 4.29%
Theoretical Best
Specialty Retail
$770.4K
$674.1K – $898.8K
NOI $53,927 @ 7.0% cap · market cap 7.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Drive-in doors
80%
Occupancy
Yes
Fenced yard
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Demographics for 96746, HI
19,991
Population
8,178
Households
2.4
Avg Household Size
43
Median Age
32%
College-Educated
95%
High-School Grad
29.8 sq mi
ZIP Area
671
Density / Sq Mi
$89,681
Median Household Income
$41,624
Median Earnings
$2,053
Median Rent
$830,500
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Renovated commercial condominium within a 12-unit project in Kapaa.
Where is this flex space located?
The property is located at 6-4525 Akia Rd Kapaa, HI.
What is the asking price?
The asking price for this property is $770,000.
What are key features of this property?
This property features: 1,925‑square‑foot fee‑simple flex condominium; Seven deeded parking stalls included with each unit; Part of the 12‑unit Oceanside Center
