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Property profile & analytics
OFF-MARKET
Estimated value
$1,500,000
Commercial real estate
315 Uluniu St Kailua, HI 96734-2523
Individually Owned
2-yr Hold
Free & Clear
Property ID
US24-0257988
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1961
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
18,024 SF
Lot
0.15 ac (6,463 SF)
Zoning code
BMX-3
APN
1-4-3-054-043
UPID
US24-0257988
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
Current use
Occupant on record · Public records
-
Ganesh Dosa Restaurant
-
Mary Greaney, MA Physician
-
Bottleheads Specialty Food Shop Wine and Liquor Store
-
Jill M Ward | Homes of Hawai'i Real Estate Real Estate Agency
-
Lomilomi Hana Lima Day Spa Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.50M
Owner & transaction history
Robert S Mcadams · 2 yrs held
Robert S Mcadams
since 2024
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
BMX-3 · Kailua, 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 Kailua submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kailua 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
Method
Estimation
Statistic approach
$1,500,000
ML approach
$1,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.50M
Range $1.35M – $1.65M · ±10% · vs last sale $1.50M (Apr 2 2024)
Last sale anchor
$1.50M
Apr 2 2024
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$83 / SF
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
$29,884
Tax year 2023
Assessed value
$2,428,800
Assessed 2024
Previous assessed
$2,410,000
+0.8% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,799,000
Assessed improvement
$629,800
Land market value
$1,799,000
Improvement market value
$629,800
Total market value
$2,428,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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 real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1961
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
CENTRAL
Stories
2
Units
1
Bathrooms
12
Total area
18,024 SF
Lot
0.15 ac (6,463 SF)
Zoning code
BMX-3
APN
1-4-3-054-043
UPID
US24-0257988
Jurisdiction
HONOLULU
Zoning & alternative use
BMX-3 · Kailua, HIZoning BMX-3 · permitted uses
BMX-3 · Kailua, HI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1961
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
2
Units
1
Bathrooms
12
Lot
0.15 ac
Current owner
From public records · entity-resolved
Robert S Mcadams
Individual
Free & Clear · 2 yrs held
Mailing address
460 N KAINALU DR APT A, KAILUA, HI 96734-7109
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2024
—
Robert S Mcadams
Robert S Mcadams
Intrafamily Transfer
related
—
May 6, 2016
—
Mcadams Living Trust
Mcadams,ann S F
Quit Claim Deed
related
—
Apr 24, 2013
—
Ann S F Mcadams
Fujihara Edward K Living
Quit Claim Deed
related
—
Sep 16, 2004
$900,000
Kailua Square LLC
Kailua Square Investment
Grant Deed
related
$825,000 · Central Pacific Bank
Jul 1, 1998
$1,500,000
Kailua Square Investment LP
Boyle,james W & Nancy A
Grant Deed
—
Apr 4, 1996
$102,500
James Walter Boyle
Akita,george Kazuki
Grant Deed
related
—
—
—
Kailua Square LLC
—
Deed Of Trust
related
$1,250,000 · Cuso Of Hawaii INC
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.
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