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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Office buildings
401 Baldwin Ave, Paia, HI 96779-9650
Entity Owned
20-yr Hold
Free & Clear
Property ID
US24-0374949
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2016
Construction
WOOD
Total area
1,636 SF
Lot
0.68 ac (29,628 SF)
Zoning code
INTERIM
APN
2-5-006-019
UPID
US24-0374949
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
-
Only Ono BBQ Restaurant
-
Heritage Hall Theater & Performing Art Venue Music Venue
-
The River Maui Association / Organization
-
Portuguese Association of Maui Association / Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$535k
Comparable Approach
Comparable
$477k
Blend (final)
Blend
$555k
Owner & transaction history
Heritage Hall INC · 20 yrs held
Heritage Hall INC
since 2006
1 recorded transaction
Zoning & alternative use
INTERIM · Paia, HI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$790,000
+10.3%
Commercial (general)
$780,000
+8.8%
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 Paia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Paia 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$580,000
6.5%
$535,000
7%
$495,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$715,000
Current use
RETAIL STORES
$790,000
Change: +10% · Conversion: Moderate
COMMERCIAL (GENERAL)
$780,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$555k
Range $500k – $611k · ±10%
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
$339 / 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
$300
Tax year 2023
Assessed value
$2,068,200
Assessed 2023
Previous assessed
$133,680
+1,447.1% YoY
Effective rate
0.01%
On assessed value
Assessed land
$91,200
Assessed improvement
$1,977,000
Land market value
$91,200
Improvement market value
$1,977,000
Total market value
$2,068,200
Applied tax rate
1.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2016
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Bathrooms
10
Total area
1,636 SF
Lot
0.68 ac (29,628 SF)
Zoning code
INTERIM
APN
2-5-006-019
UPID
US24-0374949
Jurisdiction
MAUI
Zoning & alternative use
INTERIM · Paia, HI
Zoning INTERIM · permitted uses
INTERIM · Paia, HI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Paia. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$715,000
RETAIL STORES
Est. value
$790,000
COMMERCIAL (GENERAL)
Est. value
$780,000
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2016
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
10
Lot
0.68 ac
Current owner
From public records · entity-resolved
Heritage Hall INC
Entity
Free & Clear · 20 yrs held
Mailing address
401 BALDWIN AVE STE #201, PAIA, HI 96779-9650
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 30, 2006
$20,000
Heritage Hall INC
Alexander & Baldwin INC
Quit Claim Deed
related
—
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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