Small Office Condo
For Sale
$225,000
C312-725 Kapiolani Blvd, Honolulu, HI 96813
Small tenant-occupied office condo unit with newer AC and one assigned parking stall, plus shared customer parking.
Property Size256 SF
Price / SF$878.91
Days on Market328
Property Features for C312-725 Kapiolani Blvd
General Information
Standard status
Active
Size
256 SF
Total Parking Spaces
1
Additional Details
Office Units
1
Taxes and HOA fees
Annual Taxes
$2,424
Building Details
Tenancy
Single
Listing Agency:
Lau & Associates, LLC
(808) 223-0074
Listed By:
Steven H Lau · License #RB-20307
(808) 223-0074
Source:
Exprealty
Added: Oct 7, 2025
Changed: Aug 21
Last Checked: Aug 29 at 2:47PM
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 Lau & Associates, LLC
Investment Insights
Based on property information with market context.
This small office condo unit for sale is approximately 256 square feet (16 feet by 16 feet) and includes one assigned parking stall (Stall #2105S). The space is tenant occupied, and a newer AC unit is installed. Furniture is not included. The lease is in place through 3/31/26, and electricity reimbursement is charged to the tenant.
Customer parking is available in common with other commercial units, with parking validation provided with sticker use from the owner. Monthly parking validation is described as 2.5 hours per customer with a stated cost per sticker. The parking stall is rented separately.
Monthly maintenance is reported as $295.40 plus approximately $178.86 in other fees, including special assessments and fees, for a total maintenance figure of $474.26 per month. The unit is offered for sale at $225,000.
Customer parking is available in common with other commercial units, with parking validation provided with sticker use from the owner. Monthly parking validation is described as 2.5 hours per customer with a stated cost per sticker. The parking stall is rented separately.
Monthly maintenance is reported as $295.40 plus approximately $178.86 in other fees, including special assessments and fees, for a total maintenance figure of $474.26 per month. The unit is offered for sale at $225,000.
Key Highlights
- Approx. 256 sq. ft. small office condo unit (16 ft x 16 ft), tenant occupied and lease ends 3/31/26
- Newer AC unit
- Includes 1 assigned parking stall (Stall #2105S) and shared customer parking; customers park with validation stickers for 2.5 hours
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
$6,552
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
2.91%
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%
$131,040
$131.0K
Cap Rate 7%
$93,600
$93.6K
Cap Rate 9%
$72,800
$72.8K
Market Conditions
NOI Build-Up for 256 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
$10.0K $39.00/SF
− Vacancy
−$1.2K −$4.88/SF
EGI
$8.7K $34.13/SF
− OpEx
−$2.2K −$8.53/SF
NOI
$6.6K $25.59/SF
Area
Honolulu County, HI
Vacancy
12.50%
Lease Rate
$39.00 /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%
$131,040
Cap Rate 7%
$93,600
Cap Rate 9%
$72,800
Alternative Uses
Best Use
Office B
$93.6K
$81.9K – $109.2K
NOI $6,552 @ 7.0% cap · market cap 2.91%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$103.7K
$90.8K – $121.0K
NOI $7,260 @ 7.0% cap · market cap 3.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Single-tenant
Tenancy
Location Intelligence
Demographics for 96813, HI
27,372
Population
13,511
Households
2
Avg Household Size
43
Median Age
48%
College-Educated
96%
High-School Grad
3.6 sq mi
ZIP Area
7,603
Density / Sq Mi
$87,799
Median Household Income
$57,619
Median Earnings
$1,821
Median Rent
$804,100
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?
Office units - Small tenant-occupied office condo unit with newer AC and one assigned parking stall, plus shared customer parking.
Where is this office units located?
The property is located at C312-725 Kapiolani Blvd Honolulu, HI.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Approx. 256 sq. ft. small office condo unit (16 ft x 16 ft), tenant occupied and lease ends 3/31/26; Newer AC unit; Includes 1 assigned parking stall (Stall #2105S) and shared customer parking; customers park with validation stickers for 2.5 hours
