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Since 1967, Yamaguchi & Yamaguchi, Inc has provided the residential and commercial real estate markets of the Hawaiian Islands and Pacific Rim Countries with expert real estate appraisal and real estate consulting services.

The appraisal and consulting services prepared by Yamaguchi & Yamaguchi, Inc., assists our clients in decision making relative to various needs, such as mortgage lending, investment decisions, due diligence studies, lease negotiations and arbitration, condemnation, and estate planning.  The following is a list of the types of assignments completed:

   * Retail/Office Buildings
* Senior Assisted Living Facilities
* Shopping Centers and Specialty Centers
* Privately Owned-Apartments
* Industrial Properties
* Government Assignments
* Consulting and Asset Management
* Lease Negotiation and Arbitrations
* Residential & Commercial Subdivisions

Our real estate consulting services are a high priority for clients who contemplate real estate development, distribution of assets, collateral review, lease negotiation, easement and right of way advise, acquisition, disposition and for real estate tax purposes.

The following is a summary of the most common areas of service in each division:

Real Estate Consulting

   * Residential & Commercial
   * Estate Planning & Date of Death
   * Historical Valuation
   * Partial Interest Valuation
   * Collateral Review & Analysis
   * Project Feasibility Analysis
   * Condominium & Single Family Rent Studies
   * Land Acquisition & Condemnation
   * Acquisition/Disposition Advice
   * Lease Negotiation
   * Mediation/Arbitration
   * Commercial Lease Rent Analysis
   * Probable Selling Price Analysis

Real Estate Appraisal is a specific discipline of appraising realty with a defined body of knowledge. In most cases the appraiser is asked to determine a market value as of a specific date for a defined purpose according to the agreed upon job scope with the client. Prior to hiring an appraiser, their ability and experience in their specialty field necessary to complete the job should be investigated. A real estate appraisal is normally done for compliance and/or documentation purposes.

An appraisal may be needed for various reasons such as, for sale purpose, loan origination, proposed construction, date of death, estate planning, partial interest, fractional interest, leased fee, leasehold, condemnation or collateral review. Each type of appraisal has its own requirements and the appraiserís competence is based upon their knowledge and experience. But does the client really need an appraisal or do they need consulting services? Itís like a doctor who is a general practitioner trying to diagnose the patientís symptoms; he needs to determine to how to treat the patient for a cure. If the symptom is complex there may be a need to refer the patient to a specialist.

A good real estate appraiser and/or consultant will diagnose the problem and guide his client to fulfill their needs. Letís look at the difference between Real Estate Appraisal and Real Estate Consulting.

Real Estate Consulting is a process that requires technical competency and thorough analysis that is directed toward achieving the best result for your client. The consultantís job is to define the problem, guide your client through the process and develop a solution resulting in a positive economic value. Many clients require consulting services for more complex projects to identify the need or problem before proceeding. For example negotiation services, research, feasibility analysis, most probable sales price ranges, due diligence management and overall project management are some services that may be required. A Real Estate Consultantís job is to identify and satisfy your clientís needs.

Hereís an example of a request for an appraisal that evolved into a consulting job. Imagine two property owners that have had been fighting for generations, similar to the famed family feud between the Hatfields and the McCoys. The disagreement was over the land rent renegotiation of a large commercially zoned site. Both lessor and lessee represented multi-generational families who only knew of their fatherís or forefatherís feud and decided to carry it on with no desire to reconcile. Two years had gone by and the only communication was between the lawyers via letter correspondence only. Needless to say costs were mounting.

The lessee contacted me to do an appraisal to help settle the dispute. I asked for an informational meeting to determine if an appraisal was necessary since many were previously completed and the differences, in my opinion, were not far apart. I suggested rather than completing another appraisal, that they hire me as a consultant to contact the land owner (lessor) and handle the renegotiation. They said go ahead; good luck! I proceeded to make a phone call spoke to their family representative and asked if I could meet with their consultant to discuss a fair settlement and I was granted permission. Their consultant was very professional and after moderate deliberation we came to a meeting of the minds and we settled the dispute in two weeks. There was no need for an appraisal, arbitration or litigation.

Professional Credentials

The staff of Yamaguchi & Yamaguchi, Inc., has an extensive range of real estate experience gained through years of field studies of Hawaiian real estate, professional accomplishments, continuing professional education, and memberships in real estate related organizations including the Appraisal Institute (AI), Counselors of Real Estate (CRE), Royal Institute of Chartered Surveyors (RICS), the International Right of Way Association (IRWA), National Association of Industrial and Office Properties (NAIOP), Certified Commercial Investment Member (CCIM) and the National Association of Realtors (NAR).

Professional real estate designations have been awarded by the Counselor of Real Estate (CRE) and Fellow of the Royal Institution of Chartered Surveyors (FRICS), Appraisal Institute (AI) include Senior Real Property Appraiser (SRPA) and Senior Residential Appraiser (SRA). The staff has also complied with the State of Hawaiiís licensing and certification program earning such designations as: Certified General Appraiser (CGA), Certified Residential Appraiser (CRA) or State Licensed Appraiser.

Members of the firm have earned a reputation for professional service and quality work. The principal members of the firm are recognized as experts in their field and service and contribute to various business and professional organizations on both the local and national levels.


REMM International

REMM Pacific

Central Capital Investment Partners


Member Organizations

Appraisal Institute (AI)

Counselors of Real Estate (CRE)

Royal Institute of Chartered Surveyors (RICS)

International Right of Way Association (IRWA)

National Association of Realtors (NAR)

Certified Commercial Investment Member (CCIM)

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Yamaguchi & Yamaguchi, Inc.
600 Kapiolani Boulevard
Suite 405
Honolulu, Hawaii 96813



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