41-209 Ilauhole St Waimanalo, HI 96795-1789
Individually Owned
20-yr Hold
Free & Clear
Estimated value (blended)
$665k
Range $599k – $732k (±10%)
Implied cap rate
7.20%
In-place · NOI ÷ last sale
Property ID
US24-0382099
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
2002
Total area
2,112 SF
Lot
6.13 ac (266,946 SF)
Zoning code
AG-2
APN
1-4-1-019-033
UPID
US24-0382099
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$580k
CAP Approach
CAP
$645k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$665k
Owner & transaction history
since 2005
2 recorded transactions
Zoning & alternative use
AG-2 · Waimanalo, HI
Top alternative use upside
Commercial (general)
$910,000
+5.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$665k
Value range
$599k – $732k
±10% around blend
Estimated value / SF
$315 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
$599k
blend $665k
$732k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,112 SF
Lot area
6.13 ac
Year built
2002
Stories
1
APN
1-4-1-019-033
Assessed value
$20,768,200
Annual tax
$300
3
Income approach: direct capitalization
Partial preview
Income approach indication
$645k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$700k
@ 6.5% CAP return
$645k
@ 7% CAP return
$600k
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$665k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 125 sales
$409
-23%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $315/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+6%
vs current-use indication
Apartment House (5+ Units) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
7.20%
Implied, in-place cap rate for this residential income homes
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.20%
9.0%
NOI (est.)
$1.45M *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$20.19M
Move the market yield to see immediate price impact.
Value / SF
$9,560
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
6.70%7.20%7.70%
$1.31M
$19.53M
$18.17M
$16.99M
$1.45M
$21.70M
$20.19M
$18.88M
$1.60M
$23.87M
$22.21M
$20.77M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$300
Tax year 2023
Assessed value
$20,768,200
Assessed 2024
Previous assessed
$20,768,200
+0.0% YoY
Effective rate
0.00%
On assessed value
Assessed land
$14,762,100
Assessed improvement
$6,006,100
Land market value
$14,762,100
Improvement market value
$6,006,100
Total market value
$20,768,200
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
2002
Heating
NONE
Buildings
17
Stories
1
Units
4
Rooms
4
Bathrooms
2
Total area
2,112 SF
Lot
6.13 ac (266,946 SF)
Zoning code
AG-2
APN
1-4-1-019-033
UPID
US24-0382099
Jurisdiction
HONOLULU
Zoning & alternative use
AG-2 · Waimanalo, HIZoning AG-2 · permitted uses
AG-2 · Waimanalo, HI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2002
Heating
NONE
Stories
1
Buildings
17
Units
4
Rooms
4
Bathrooms
2
Lot
6.13 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
AG-2
Jurisdiction
Waimanalo, HI
Recorded code
AG-2
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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