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Property profile & analytics
OFF-MARKET
Commercial land
16-365 Ulupono St, Keaau, HI 96749
Trust Owned
6-yr Hold
Free & Clear
Property ID
US24-0515094
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
0.77 ac (33,715 SF)
Zoning code
4T
APN
3-1-6-152-008
UPID
US24-0515094
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Mattos,mark H Trust · 6 yrs held
Mattos,mark H Trust
since 2019
4 recorded transactions
Zoning & alternative use
4T · Keaau, HI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Keaau submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Keaau submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$2,867
Tax year 2023
Assessed value
$267,900
Assessed 2024
Previous assessed
$267,900
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$267,900
Land market value
$267,900
Total market value
$267,900
Applied tax rate
3.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
0.77 ac (33,715 SF)
Zoning code
4T
APN
3-1-6-152-008
UPID
US24-0515094
Jurisdiction
HAWAII
Zoning & alternative use
4T · Keaau, HI
Zoning 4T · permitted uses
4T · Keaau, HI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Keaau. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
0.77 ac
Current owner
From public records · entity-resolved
Mattos,mark H Trust
Trust
Free & Clear · 6 yrs held
Mailing address
411 HUALI PL, HILO, HI 96720-2615
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2019
—
Mattos,mark H Trust
Candis Gay Mattos Rev Trust
Quit Claim Deed
related
—
Jan 14, 2019
$400,000
Mattos,candis G Living Trust
Rhf Hawaii LLC
Grant Deed
—
Jul 3, 2018
$993,220
Rhf Hawaii LLC
Foster Kern LLC
Warranty Deed
—
—
—
Foster Kern LLC
—
Loan Modification
related
$1,294,250 · First Nat'l Bk/nc
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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