Waianae Commercial Core
For Sale
$5,500,000
Pending
86-090 Farrington Highway, Waianae, HI 96792
Anchored retail property with redevelopment potential in Waianae.
Property Size18,204 SF
Days on Market296
Property Features for 86-090 Farrington Highway
General Information
Standard status
Pending
Size
18,204 SF
Property subtype
Industrial
Taxes and HOA fees
Annual Taxes
$43,116
Building Details
Building Size
18,204 SF
Year Built
1972
Listing Agency:
Coldwell Banker Comm Realty
Listed By:
Jordan P Chow · License #RB-21901
(808) 392-1906
Source:
Deepbluehi
Added: Dec 5, 2025
Changed: Sep 9
Last Checked: Sep 26 at 3:30AM
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 Comm Realty
Investment Insights
Based on property information with market context.
Located adjacent to the Waianae Mall at 86-090 Farrington Highway, this property features a Hele Gas Station and Pacific Ocean Market anchoring the front retail spaces. The rear of the property includes a two-story building that presents an opportunity for repositioning or redevelopment. The property benefits from strong visibility and consistent activity, making it a potential investment or owner-user opportunity within Waianae's commercial core.
Key Highlights
- Anchored by Hele Gas Station and Pacific Ocean Market, ensuring consistent customer traffic.
- Located adjacent to Waianae Mall, providing high visibility and accessibility.
- Offers a two‑story rear building suitable for repositioning or redevelopment.
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
$481,849
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
8.76%
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%
$9,636,980
$9.6M
Cap Rate 7%
$6,883,557
$6.9M
Cap Rate 9%
$5,353,878
$5.4M
Market Conditions
NOI Build-Up for 18,204 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
$723.1K $39.72/SF
− Vacancy
−$34.7K −$1.91/SF
EGI
$688.4K $37.81/SF
− OpEx
−$206.5K −$11.34/SF
NOI
$481.8K $26.47/SF
Area
Honolulu County, HI
Vacancy
4.80%
Lease Rate
$39.72 /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%
$9,636,980
Cap Rate 7%
$6,883,557
Cap Rate 9%
$5,353,878
Alternative Uses
Best Use
Specialty Retail
$7.38M
$6.45M – $8.60M
NOI $516,267 @ 7.0% cap · market cap 9.39%
Second Best
Retail
$6.88M
$6.02M – $8.03M
NOI $481,849 @ 7.0% cap · market cap 8.76%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Demographics for 96792, HI
51,965
Population
15,516
Households
3.3
Avg Household Size
35
Median Age
16%
College-Educated
91%
High-School Grad
61.1 sq mi
ZIP Area
850
Density / Sq Mi
$83,927
Median Household Income
$39,666
Median Earnings
$1,820
Median Rent
$551,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail 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?
Gas station - Anchored retail property with redevelopment potential in Waianae.
Where is this gas station located?
The property is located at 86-090 Farrington Highway Waianae, HI.
What is the asking price?
The asking price for this property is $5,500,000.
What are key features of this property?
This property features: Anchored by Hele Gas Station and Pacific Ocean Market, ensuring consistent customer traffic.; Located adjacent to Waianae Mall, providing high visibility and accessibility.; Offers a two‑story rear building suitable for repositioning or redevelopment.
