Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Warehouses
41-635 Mokulama St Waimanalo, HI 96795-1435
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US24-0557255
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2010
Total area
3,200 SF
Lot
7.76 ac (337,938 SF)
Zoning code
AG-1 AG-RESTRICTED
APN
1-4-1-024-036
UPID
US24-0557255
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
$785k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$700k
Owner & transaction history
Lani Gruttadauro · 1 yrs held
Lani Gruttadauro
since 2025
6 recorded transactions
Zoning & alternative use
AG-1 AG-RESTRICTED · Waimanalo, 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 Waimanalo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waimanalo 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%
$850,000
6.5%
$785,000
7%
$730,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$805,000
Current use
Blend value · Realmo final
$700k
Range $630k – $770k · ±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
$219 / 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
$3,248
Tax year 2023
Assessed value
$2,007,800
Assessed 2024
Previous assessed
$2,007,800
+0.0% YoY
Effective rate
0.16%
On assessed value
Assessed land
$1,772,700
Assessed improvement
$235,100
Land market value
$1,772,700
Improvement market value
$235,100
Total market value
$2,007,800
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2010
Heating
NONE
Buildings
2
Stories
1
Units
1
Rooms
8
Bathrooms
2
Total area
3,200 SF
Lot
7.76 ac (337,938 SF)
Zoning code
AG-1 AG-RESTRICTED
APN
1-4-1-024-036
UPID
US24-0557255
Jurisdiction
HONOLULU
Zoning & alternative use
AG-1 AG-RESTRICTED · Waimanalo, HIZoning AG-1 AG-RESTRICTED · permitted uses
AG-1 AG-RESTRICTED · Waimanalo, HI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$805,000
WAREHOUSE, STORAGE Current
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
2010
Heating
NONE
Stories
1
Buildings
2
Units
1
Rooms
8
Bathrooms
2
Lot
7.76 ac
Current owner
From public records · entity-resolved
Lani Gruttadauro
Individual
Free & Clear · 1 yrs held
Mailing address
3157 NOELA DR, HONOLULU, HI 96815-4514
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 22, 2025
—
Lani Gruttadauro
Lani Gruttadauro
Deed
related
—
Sep 24, 2024
—
Lani Gruttadauro
Shelley Venemann
Deed
—
Aug 20, 2015
—
Frankies Nursery LLC
Sekiya,frank F
Quit Claim Deed
related
—
Oct 10, 2012
—
Nalo Trust
Nalo Trust
Quit Claim Deed
related
—
Apr 13, 2006
$2,100,000
Nalo Trust
Leilani Nursery INC
Warranty Deed
$1,450,000 · City National Bank
Nov 7, 2001
$825,000
Leilani Nursery INC
Katagihara,alvin M
Grant Deed
$950,000 · First Hawaiian Bank
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 41-635 Mokulama St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
