Aalii

No analysis available

MLS floor fields and unit-number-derived floors agree through floor 41, with multiple penthouse listings on floor 41.

The county assessor reports 752 reconciled residential units and 752 condominium units for the single building on the parcel.

I searched for an explicit owner-occupancy percentage and descriptions such as 'majority owner occupied' or 'highly owner occupied.' The remarks include individual statements such as 'The owner preoccupies the unit,' but these do not establish the building-wide owner-occupancy rate.

I searched for explicit counts such as '4 elevators,' written number equivalents, and phrases indicating multiple elevators. The remarks only reference elevator access or proximity and do not establish the building's elevator count.

Calculated from the lowest association fee observed across all non-penthouse unit listings for this building.

Calculated from the highest association fee observed across all non-penthouse unit listings for this building.

Calculated from association fees observed in penthouse unit listings for this building.

No analysis available

Cable TV inclusion appears in 3 of 20 current MLS records through the CABTV inclusion code. Public remarks do not mention cable TV or cable service, so this may reflect limited or copied MLS checkbox usage rather than strong building-wide confirmation.

Sixteen of 20 current listings include OTCOEX in the association-fee fields, providing strong, repeated building-level evidence that common-area electricity is included. Remarks rarely address this fee detail, and the statements that electricity is separately metered apply to individual units, not common areas.

No analysis available

The remarks consistently contradict electricity being included: one listing says 'Electricity is separately metered and billed through mgmt. co.' and another says 'Electric is billed separately.' With 0 of 20 current MLS entries showing ELECTR, there is strong evidence that maintenance fees do not include electricity.

No analysis available

Only one of 20 current listings includes HOTWAT, while 18 list WTRHTR, a strong indicator of individual unit water heaters. One remark specifically describes a “large hot water heater,” and no remarks confirm building-provided hot water, supporting correction to false despite the prior high-confidence value.

Twelve of 20 current listings identify INTSER in the association-fee inclusions, a substantial multi-listing pattern supporting building-wide internet inclusion. Public remarks do not commonly mention internet or Wi-Fi, so the conclusion relies primarily on the consistent MLS association-fee data rather than explicit agent statements.

No analysis available

Eighteen of 20 current listings include SEWER in the association-fee fields, representing very strong evidence across multiple listings and agents. The public remarks rarely specify utility inclusions, but none states that sewer is billed separately or excluded.

Eighteen of 20 current listings identify WATER as included in association fees, indicating a highly consistent building policy. Public remarks generally omit fee details and contain no credible statements that water is excluded or separately billed.

All 20 current MLS records include BBQ, and a large majority of remarks explicitly mention “BBQ areas,” “BBQ cabanas,” “BBQ grills,” “grilling areas,” or “BBQ stations.” The repeated detailed descriptions across agents establish this as a shared building amenity rather than a copied checkbox alone.

No analysis available

No analysis available

There is no meaningful public-remarks evidence for a car wash amenity. Only one current listing checks CRWSH, while the many detailed amenity descriptions consistently omit any car wash facility, suggesting the isolated checkbox is likely erroneous.

The exact term “clubhouse” is uncommon, but the building offers comparable communal facilities. Remarks mention “community lounge,” “private lounges,” “resident lounge,” “indoor/outdoor lounges,” and extensive event and gathering spaces.

There is strong evidence that A'ali'i offers concierge/front-desk service. Multiple listings mention '24/7 front desk,' '24hr front desk service,' 'resident help desk with dedicated staff,' and 'concierge staff,' which aligns with the historical MLS data showing CONCIE in 7/20 listings. The repeated references across multiple remarks indicate this is a real building amenity rather than a checkbox artifact.

The building clearly provides shared pet amenities, repeatedly described as a "ground-floor dog park," "dog run," "gated dog run area," or "dog park/shower room." Although not every listing mentions it, the feature appears across many independent remarks and in 17/20 MLS records.

Multiple listings explicitly reference a staffed lobby or concierge—phrases include "24-hour concierge", "24/7 front desk", "front desk to assist you", and "24hr front desk service"—appearing across many agent remarks. This indicates the building provides a doorman/lobby attendant service accessible to residents, supported by consistent mentions from different listings rather than a single copy‑paste instance.

At least 19 of 20 current listings identify the exercise amenity, with repeated phrases such as “state-of-the-art fitness center,” “massive fitness center,” “rooftop fitness center,” and “fully equipped gym.” The evidence is consistent across many separate listings and strongly confirms a building-wide amenity.

No analysis available

More than 15 listings reference meeting-related spaces, including “multiple meeting rooms,” “private conference rooms,” “event rooms,” “party rooms,” and “community lounge.” These descriptions appear across many agents and locations within the building, strongly confirming shared meeting and event facilities.

Numerous listings explicitly mention private lanais or patios, including “a step out lanai,” “floor-to-ceiling glass doors open to a lanai,” “private lanai,” and “expansive lanai.” Multiple agents also describe shared outdoor amenities such as the 8th-floor pool deck and 42nd-floor rooftop Sky Deck/Lanai 42, confirming strong building-wide patio/deck availability rather than isolated copy-paste.

There is no meaningful building-level evidence for a jogging or walking path. The few path references concern nearby Ala Moana Beach Park or surrounding neighborhood trails, not a path operated by A‘ali‘i.

No analysis available

No analysis available

There is no meaningful remark-based evidence for a putting green, and the feature appears only as a lone MLS checkbox. Given the absence of any descriptive mentions across many listings, this is likely a mistaken or copied amenity entry rather than a real shared feature.

Shared recreation and amenity areas are strongly confirmed, with numerous listings referring to the "8th-floor recreation deck," "amenity deck," "recreation areas," and indoor/outdoor event or gathering spaces. The consistency across many agents and the 19/20 MLS presence support this as a building-level feature.

A recreation-room-type amenity is strongly supported by 17/20 current MLS records. Numerous remarks independently reference "party rooms," "indoor/outdoor event spaces," "game room," "movie room," and "entertainment rooms," confirming shared recreational rooms rather than a single copied description.

Numerous listings mention being “steps from dining,” “nearby restaurants,” or proximity to Ward Village restaurants, but they do not describe a restaurant operated within A‘ali‘i. References to private dining rooms and event spaces are not evidence of an on-site restaurant, so this appears to be a correction of location-based MLS labeling.

No analysis available

None of the provided public remarks mention a sauna, steam room, dry sauna, or wet sauna. Although 4 of 20 current listings check the sauna amenity, the lack of corroboration across many agents strongly suggests an MLS checkbox error rather than a confirmed building feature.

Storage is repeatedly confirmed across well over 20 listings from multiple agents, with remarks describing private storage units, deeded lockers, walk-in storage rooms, roll-up-door units, and overhead parking storage. Key examples include “one of the largest private storage units,” “a private storage unit conveniently located on the same level as the parking stall,” and “dedicated storage unit”; the consistency and specific unit numbers/sizes indicate a genuine building offering rather than simple checkbox copy-paste.

Dedicated surfboard storage is repeatedly and directly confirmed throughout the remarks, often alongside bicycle storage. The evidence is consistent across many listings and clearly supports this feature.

No analysis available

Current MLS records show TRACHU in 19 of 20 listings, matching the previously high-confidence building record. Direct public-remark references are uncommon, but the explicit phrase “near the elevator, trash chute,” combined with overwhelming MLS support, confirms the system is present.

No analysis available

No analysis available

Whirlpool facilities are strongly confirmed in 17/20 MLS listings. Independent remarks repeatedly use terms including "hot tub," "jacuzzi," "spa," "pool and jacuzzi," and "hot tub whirlpool," showing consistent support across numerous agents.

Pool amenities are confirmed throughout the remarks, with well over 20 listings mentioning phrases such as "infinity pool," "lap pool," "large swimming pool," "adult and kids’ pools," and "8th-floor recreation deck with pool." The evidence is widespread across distinct listing descriptions and corroborates the historical high-confidence determination rather than reflecting a single isolated checkbox or copied remark.

At least 6 distinct current remarks explicitly mention a "heated pool" or "pool deck with heated pool," including descriptions of the 8th-floor recreation deck and ADA-compliant amenities. Although some pool references do not specify heating and several descriptions appear templated, the repeated explicit heated-pool statements across listings, together with the historical high confidence and 10/20 MLS amenity entries, provide strong confirmation.

The remarks repeatedly describe pools, spas, lap pools, infinity pools, and keiki pools, but do not identify the water as saltwater or saline. Based on the public remarks alone, saltwater pool status is not supported.

At least 20 of 20 listings support in-unit laundry, with numerous independent remarks explicitly mentioning "in-unit washer and dryer," "full-size washer/dryer," or "washer/dryer in unit." The evidence is strong across multiple unit types and agents, including detailed references to Bosch, Whirlpool, and premium washer/dryer installations, confirming this is a legitimate building feature rather than copied checkbox data.

No analysis available

No shared paid laundry facility is described in the remarks. Searches for coin laundry, quarters, laundry fees, card-operated laundry, and coin-op facilities found no evidence.

The remarks consistently identify laundry as an in-unit amenity rather than a floor-by-floor shared facility. Searches for “laundry on each floor,” “laundry room on every floor,” and similar wording found no supporting evidence.

No analysis available

Assigned parking is explicitly mentioned across numerous listings from multiple agents, with at least 17 of 20 current MLS records containing the assigned-parking designation. Key remarks include "assigned parking stall," "dedicated parking stall," numbered stalls, and parking described as included with individual units, providing strong building-level confirmation.

Covered parking is strongly confirmed across 19 of 20 current MLS listings and by numerous independent remarks. Examples include "one assigned covered parking stall with secured garage access," "includes 1 covered assigned parking stall," "covered car parking," and "one covered parking," indicating a consistent building feature rather than isolated or copied wording.

Many listings confirm that units include assigned or dedicated parking stalls, sometimes with storage, EV outlets, or lockers. However, assigned or included parking does not by itself establish deeded ownership, and no explicit 'deeded parking' or 'owned parking' language was found.

No analysis available

The remarks were searched for parking fees, monthly charges, rental charges, and additional parking costs. Parking is generally described as assigned or included with the unit, but no specific parking fee was provided.

Approximately 8 listings explicitly mention guest or visitor parking, including "guest parking," "ample guest parking," and "lots of guest parking." These references occur across multiple descriptions and align with the 15/20 current MLS listings, confirming that the building offers guest parking.

Secured parking and entry are repeatedly confirmed by independent listing remarks, including 'secured garage access,' 'keyed elevator and garage entry,' and '24-hour security with secured entry/elevators.' This strongly supports the historical high-confidence determination and indicates a consistent building-wide security feature rather than isolated agent copy.

No analysis available

No analysis available

The remarks consistently describe assigned, dedicated, covered, guest, or included parking. No language about joining a parking waitlist or waiting list was found.

No analysis available

The remarks consistently confirm controlled access at the lobby, elevators, and garage. Although “card” or “fob” is not always specified, keyed and secured entry systems directly support the building-security feature.

Security service is strongly supported across the listings and current MLS data: 16/20 listings mark SECGUA, while numerous remarks explicitly mention "24-hour security," "24/7 security," secured entry, and 24-hour front desk or staff service. The repeated references across many listings and agents indicate a genuine building-level amenity rather than an isolated copy-paste error.

Public remarks directly confirm Ward Village security patrol service. Repeated references to 24-hour security, front-desk staff, concierge service, and security personnel further support the feature.

No analysis available

At least 2 listings explicitly mention central air, including “A central AC system will create a cool climate” and “Enjoy the comfort of central AC.” Although several listings refer to split AC in individual units, the direct central-AC statements corroborate the historically high-confidence building feature rather than merely reflecting checkbox copy-paste.

At least 17 of 20 current listings include the ACSPL designation, with many independent remarks explicitly describing split AC systems. Key phrases include 'split AC throughout,' 'Mitsubishi split AC,' 'individual split A/C,' and 'split air conditioners in the bedroom and living area,' providing strong multi-agent confirmation rather than isolated copy-paste evidence.

No analysis available

Nineteen of 20 current listings identify concrete in the construction-material field. Although the public remarks generally do not use the exact phrase "concrete construction," the overwhelming and consistent MLS evidence, together with repeated descriptions of A‘ali‘i as a newer high-rise, supports this feature with high confidence.

Eleven of 20 current listings identify DOUWAL in the construction-material field. The public remarks do not contain explicit double-wall terminology, so the evidence comes primarily from MLS checkbox data and may include some copied or inconsistently verified entries. The feature is retained at medium confidence.

There is no remark-level evidence for hollow tile construction anywhere in the provided listings. Given the overwhelming concrete history and the absence of any hollow-tile descriptions, this feature should be treated as not present.

Masonry/stucco appears to be an MLS checkbox outlier rather than a supported building characteristic. Across the remarks, there are no explicit references to masonry or stucco construction, while concrete is repeatedly implied by the tower's modern high-rise profile.

Five of 20 current listings identify steel frame, but none of the extensive public remarks explicitly mention steel-frame construction. Given the previously low confidence and lack of confirmation from multiple agents or building descriptions, this feature is omitted as an apparent MLS checkbox error.

Only 2 of 20 current listings mark SLAB in construction_materials, and no public remarks explicitly mention a concrete slab or solid concrete foundation. However, this feature previously carried high confidence, and there is no contrary evidence indicating the building lacks a slab foundation.

No analysis available

Two of 20 current listings identify WOOFRA, while none of the supplied remarks explicitly say “wood frame” or “wood frame construction.” The current checkbox count is limited and may reflect inconsistent agent entry, but the prior high-confidence record warrants retaining the feature absent clear contradictory evidence.

Four of 20 current listings explicitly code above-ground construction, and many remarks describe the property as a high-rise with 8th-, 42nd-, and other elevated floors or podium levels. The support is primarily implied by the building form, not by repeated explicit use of the phrase “above ground construction.”

There are 0 remark-level references to brick construction in the supplied listings. The public descriptions all center on unit upgrades and shared amenities, not exterior construction materials.

No analysis available

Some listings use general investment, vacation retreat, or rental-potential marketing, but these statements do not establish permission for short-term rentals. No explicit STR authorization was found, and no clear prohibition such as a 30-day minimum or owner-occupant-only rule was identified.

The building is frequently marketed with resort-style and hotel-like amenities, but no listing states that units participate in a hotel rental pool or hotel operations. Because STR allowance is not supported, this prerequisite feature is false.

The remarks contain no mandatory hotel-pool or required-rental language. Since neither STR permission nor hotel-pool participation is established, mandatory participation is false.

No analysis available

No analysis available

The remarks were searched for leasehold language, ground-lease terms, expiration years, and renewal dates. References to tenant leases expiring in 2025, 2027, and September 2027 are unit rental leases, not land-tenure leases.

Multiple listings directly advertise a VA assumable loan, providing strong evidence that VA financing is supported. This is repeated explicit financing language rather than an inference from building characteristics.

The explicit phrase 'fully insured building' directly supports full HOA building insurance or walls-in coverage. This is corroborated by remarks discussing hurricane insurance assessments, although those references alone would not establish full coverage.

Zero of the reviewed listings mention fire sprinklers or a sprinkler system, despite 15 of 20 MLS records marking FIRSPR. Because the historical confidence was only Medium and there is no independent remark confirmation across many agents, the checkbox evidence is treated as unreliable and the feature is omitted.

I searched for FLSE, fire/life safety evaluation, fire-safety certification, life-safety compliance, and passed fire inspection language. References to a fire exit and secured building features do not confirm an FLSE pass.

Flood zone determined from official FEMA Digital Flood Insurance Rate Map (DFIRM) data using building coordinates, not from agent-reported listing data.

No analysis available

Ocean views are strongly confirmed across the building, with 13 of 20 current MLS listings mentioning OCEAN and many additional remarks explicitly describing ocean-facing units, private-lanai ocean views, and Pacific horizons. The evidence comes from many varied listings and repeatedly distinguishes unit views from the building’s shared Sky Deck, so this is not merely copied amenity language.

Mountain views are strongly established across the building, with 13 of 20 current listings identifying MOUNTA in the MLS data. Numerous independent remarks explicitly describe "mountain views," "panoramic mountain views," or combined ocean, city, and mountain views, confirming this is a genuine building-level offering rather than isolated checkbox copy-paste.

Diamond Head exposure is directly documented across multiple listings, including references to Diamond Head-facing stacks and apartments. The remarks establish that at least some units in the building offer Diamond Head views or orientation, so the building should be marked as offering this feature.

City views are strongly supported, appearing in 15 of 20 current MLS records and repeatedly in independent remarks such as “expansive city and sunset views,” “ocean, city, and mountain views,” and “Honolulu skyline.” The feature is confirmed across many agents and unit types, including direct unit-level city views as well as the building’s panoramic Sky Deck.

Coastline views are confirmed by 5 of 20 current MLS records and several explicit remarks, including “private lanai that frames the stunning coastline,” “views of the city and coastline,” and “ocean, city, coastline and mountain view.” Although less frequently listed than ocean or city views, the repeated explicit references across separate listings support including this building-level view feature.

Garden-view evidence is limited and not as consistently stated as the ocean or sunset views. A small number of MLS entries mark GARDEN, and a few remarks mention park/green space or landscaped surroundings, but explicit “garden view” language is rare. This looks like a feature available in some units, but not a strongly advertised building-wide standard.

No analysis available

Marina views are supported by 3 of 20 current listings, with the clearest remark describing 'ocean views overlooking Kewalo Basin Boat Harbor.' Although less prevalent than ocean, mountain, or city views, the explicit harbor references establish that some building units offer marina/harbor views.

Sunrise views are confirmed, though they are limited to certain orientations and stacks, with 4 of 20 current listings mentioning them. Explicit phrases include "wake up to beautiful sunrises," "golden sunrises," and "enjoy the sunrise," supported by repeated references to east-facing and Diamond Head/East-facing residences.

Sunset views are well supported across multiple listings, with at least 4 of 20 current listings explicitly identifying SUNSET in the view descriptions. Remarks include "expansive ocean, sunset and city views," "city-to-ocean sunset views," and "enjoy the sunset from the lanai," while several others mention sunset-facing or sunset-side units and the 42nd-floor sunset lounge. The evidence confirms the building offers sunset-view units, not merely a copied checkbox.

No analysis available

General views from residences, lanais, and amenity decks are repeatedly mentioned, but no listing establishes a Friday night fireworks view from the building or units. References to nearby beaches, parks, and entertainment do not satisfy the feature definition.

No analysis available

No analysis available

Multiple listings explicitly describe on-site management, including 'onsite management,' '24hr on site management and security,' '24 hour staff,' and a 'front desk' with dedicated staff. This aligns with the 14 of 20 RESMAN entries and the previously High confidence assessment, providing strong multi-listing confirmation.

No analysis available

No analysis available