Investment Land Program Manager

Closing Date: October 7, 2025 at 4:30pm HST

How To Apply

To apply for this position, visit our company jobs website at www.oha.org/jobs. Download, complete and submit the fillable OHA application form along with a resume and cover letter via email to careers@oha.org.

Or via mail to:

OFFICE OF HAWAIIAN AFFAIRS
560 N. Nimitz Highway, Suite 200
Honolulu, Hawai‘i 96817
Attention: Human Resources

Office of Hawaiian Affairs (OHA) employees must be permanent Hawaii residents. Out-of-state applicants who are offered employment with OHA will need to relocate to Hawaii and establish permanent residency.

SALARY

$84,504 to $107,064 per year. Starting salary may be between the minimum and maximum salary range provided, based on qualifications.

GENERAL PURPOSE OF POSITION

The Investment Lands Program Manager (“Program Manager”) is responsible for the day-to-day activities for OHA’s Investment real estate in Hawai‘i. OHA’s investment real estate presently includes a retail/office complex, a 3-tenant mid-box retail center, an industrial warehouse, and 30 acres of land planned for redevelopment that are currently improved with interim uses. All properties are located in urban Honolulu.

The Program Manager reports to the Managing Director of Real Estate – Land Division (“Director”). The position is responsible for implementing policies for the acquisition, disposition, and management of OHA’s investment real estate with the goal to optimize asset performance. Key responsibilities will include oversight of 3rd party property managers, lease negotiation, budgeting, financial reporting, preparation of asset plans, long-range planning, and oversight of capital improvements. The Program Manager plays a critical role in advancing OHA’s Strategic Plan and advocacy priorities, while collaborating across Divisions and Programs to align efforts and outcomes.

ESSENTIAL FUNCTIONS & RESPONSIBILITIES

1.

a. Ensures that portfolio activities are aligned with OHA’s strategic priorities and internal policies.

b. Communicates with the Director and, on request, briefs the Chief Operating Officer (COO) and/or Chief Executive Officer (CEO) and/or the Trustees regarding internal and external issues, trends, and ongoing professional observations which may affect strategic and operational decision making.

c. Track and report upon portfolio-level performance as compared to benchmarks and make recommendations to adjust activities or strategies where needed to optimize portfolio returns.

d. Oversee 3rd party property management activities to ensure day-to-day operations of a specific property, including tenant relations, lease enforcement, maintenance, and rent collection meet OHA’s expectations and are conducted in accordance with the Property Management Agreement.

e. Ensure assets are in compliance with legal and regulatory requirements.

f. Oversee 3rd party leasing teams and maximize commercial rents while balancing the longevity of tenants and occupancy.

g. Assist in the preparation of regular reports for the Board of Trustees.

h. Assist with identifying new acquisition opportunities for OHA that align with OHA’s investment goals and policies.

i. Work with the Director, CFO, COO, legal counsel, consultants and other OHA staff to perform due diligence on proposed land and property acquisitions. Prepare a report summarizing proposed acquisitions and sales in relation to OHA's land policies and strategic objectives.

j. Periodically update Standard Operating Procedures and/or Policies to improve operational efficiency and effectiveness.

2.

a. Prepare asset plan for each investment land holding (or regional plan as appropriate) based on thorough market research and analysis to identify strategies and tactics to optimize financial performance in alignment with OHA’s policies and strategic priorities.

b. Establish clear objectives and actionable strategies within each asset plan that direct avenues for revenue growth and value optimization. Regularly monitor and adjust these asset plans to adapt to changing market conditions.

c. Monitor key performance indicators (KPIs) and financial metrics for each asset under management.

d. Prepare annual budgets for each asset under management.

e. Regularly review property performance to budget and adjust operating tactics, as needed, to maximize asset performance and/or achieve budgetary targets.

f. Identify and provide mitigation tactics for key investment risks for each asset.

g. In collaboration with 3rd party leasing teams, negotiate leases for available space, ensure the lease and tenant underwriting meets OHA’s criteria, and process internal lease approvals.

h. Review loan covenants regularly to ensure asset operations, both financial and non-financial, are in compliance.

i. Periodically review financing and make recommendations on refinancing assets within the existing portfolio or new financing for proposed real estate acquisitions.

j. Prepare 5-year capital plans for each asset under management.

k. Periodically assess the financial strength of each asset and value add strategies to optimize returns, including sale, refinancing, renovations, or redevelopment.

l. Assist in long-range planning initiatives, as needed, for properties that may have an alternative highest and best use to position for redevelopment.

m. Provide disposition support for any asset that is being sold.

n. Provide owners’ oversight of large-scale construction projects to ensure the projects are adhering to budget and the project goals.

3.

a. Assists Director with hiring and other personnel recommendations.

b. Ensure that employees within the Investment Lands group share information and insights, use collaboration as needed to explore issues and/or solve problems, and demonstrate shared responsibility for program performance. Takes whatever actions are required to positively replace behaviors and/or persons when necessary.

c. Provide employee performance feedback and performance evaluations at scheduled intervals. Engage in ongoing coaching and performance improvement planning to close performance gaps.

d. Perform supervisory tasks, such as leave time approvals, performance reviews, training and related employment decisions for the Investment Lands group. Disseminates needed information to staff in a timely manner.

4. Fully supports in action, language, behavior and performance the priorities, decisions, and directives of the Managing Director of Real Estate, COO and/or CEO.

5. Occasional travel is required for this position.

6. Regular attendance on a daily basis is required for this position.

OTHER DUTIES/RESPONSIBILITIES

Performs other duties as assigned by the Managing Director of Real Estate, COO and/or CEO.

MINIMUM QUALIFICATIONS

Education, Training and/or Experience

1. Graduation from an accredited college or university with a bachelor's degree in architecture, land use planning, business administration or a related field.

2. Five (5) years of progressively responsible work experience in asset management. Experience must have involved the acquisition, planning, or asset management for commercial real estate.

Knowledge, Skills and Abilities

1. Must have working knowledge of:

• Must have a strong understanding of financial analysis and pro forma modeling;
• Fundamental principles, practices, methods, techniques and procedures of commercial land and property acquisition, development and/or management;
• Financial literacy of Net Present Value, Return on Investment, Internal Rate of Return, Return on Cost, Total Return on Equity, Debt Service Coverage Ratio, Cash on Cash Return;
• General business practices, particularly with respect to leases, licenses and other agreements;
• Legal documents and instruments pertaining to real property transactions and/or management;
• Operations of a large property management program;
• Fundamental principles, practices and methods of marketing.

2. Must have general knowledge of:

• Real estate environment, structure and funding, including real estate valuation;
• Negotiation of real estate transactions and management of corporate real estate holdings of substantial scope and complexity;
• Analysis and development of lease terms and conditions for a variety of real property and facilities;
• Real property valuations, real estate and property transactions, risk assessments, operations, and returns on investments;
• Interpretation of real estate market conditions and trends;
• General accounting principles, budgeting and financial analysis.

3. Must have demonstrated skills and abilities to:

• Perform real property management and negotiation work of wide scope and complexity.
• Gather, organize and analyze pertinent data.
• Prepare clear, concise and accurate reports, including property proformas over 1, 5, and 10-year projection period.
• Analyze and develop lease terms and conditions for a variety of real property and facilities;
• Think strategically about broad, long-term goals; track, analyze, and manage complex internal and external issues (particularly in the areas of real estate investment, land use, public land trusts/ceded lands, and/or land and property management);
• Meet and deal effectively with others especially in negotiating and obtaining compliance with contract agreements;
• Analyze systems, processes and practices and develop solutions for unusual problems and recommend operational improvements;
• Lead and implement data-informed decision-making practices in difficult or complicated situations;
• Prioritize business objectives and provide discipline to the implementation and reporting processes;
• Exercise sound judgment in making independent decisions in the field;
• Use basic computer programs, including word processing and spreadsheets (Excel), and commercial real estate programs such as Argus;
• Set goals and achieve desired results, and a demonstrated ability to impart a results-oriented approach to others in the organization;
• Accurately estimate real property values;
• Communicate effectively (in writing and orally) with upper management, peers, subordinates, consultants and the public; and
• Deal tactfully and effectively and establish and maintain working relationships with other employees, external agencies and their representatives, and with the general public.

4. Must have valid driver's license.

An Equal Opportunity Employer

Job Type: Full-time

Pay: $84,504.00 - $107,064.00 per year

Benefits:

• Dental insurance
• Employee assistance program
• Flexible schedule
• Flexible spending account
• Health insurance
• Life insurance
• Retirement plan
• Vision insurance

Work Location: In person

Salary : $84,504 - $107,064