Aalii
Preliminary Information – Full Audit Pending
This buildings features were determined from publicly available data, including MLS listings. While we cross-referenced additional data sources, it still likely contains incomplete or inaccurate information, as it has not yet been personally verified.
Once a building has been fully audited, this page will be replaced with an in-depth analysis featuring verified details and photos of every key feature.
Until then, we provide a data‑driven overview that blends statistical analysis of the checkbox selections agents make in MLS with an AI‑powered read of their public remarks—yielding a clearer picture of the building than raw listings alone.
If this building is important to your search, you can help prioritize it for a full audit by requesting one below. To see what a complete report looks like, check out the example full report.
Aalii
Building Overview
Aalii in Downtown-Chinatown, a 2020 high-rise with pool and concierge services.
About Aalii
Aalii is a 42-floor residential high-rise located in the Downtown-Chinatown neighborhood. According to available records, the building was completed in 2020 and is constructed of concrete with a steel frame.
The building offers a range of resident amenities including a pool, fitness center, BBQ area, on-site resident manager, concierge, and security guard. Units report split air conditioning and multiple orientation options with ocean, mountain, and sunset views.
Parking at Aalii is available, covered, assigned, and includes guest parking. Pets and short-term rentals are not allowed per the provided data. Management company information is listed as unknown. Based on MLS data, buyers should verify all features, policies, and any applicable fees with the listing agent or management.
Building Features & Data Confidence
All features from MLS data with AI-assisted confidence analysis. Click each category to expand and see details.
No analysis available
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I reviewed all public remarks for explicit owner-occupancy percentages or descriptive phrases and found none. Without an explicit percentage or current value present in the data, owner-occupancy cannot be determined from the remarks.
I reviewed all public remarks for explicit counts or phrases indicating the number of elevators and found none. Remarks mention 'keyed elevator', 'secured entry/elevators', and lobby/garage access but never an elevator quantity. Without an explicit number in the remarks or an existing numeric value, the elevator count remains unknown.
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
A minority of MLS entries (6 of 20) list CABTV in association_fee_includes; no public remarks explicitly state "cable included," suggesting inconsistent reporting across agents (likely copy/paste in some listings). Evidence is moderate but enough to mark that the building offers cable-included units for buyers searching for that feature.
Most recent MLS entries (13 of 20) indicate OTCOEX (common area electricity) is included in association fees. Public remarks do not contradict this and often reference that building MFs cover amenities; evidence is strong across multiple listings and agents.
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18 of 20 MLS entries list WTRHTR (unit water heaters) while only 3 of 20 list HOTWAT as included—strongly indicating hot water is provided by in-unit heaters and not covered by association fees. No public remarks claim hot water is included.
A solid majority of MLS entries (15 of 20) list INTSER in association_fee_includes, suggesting bulk/building internet service is offered. Public remarks do not typically advertise it, but the MLS consistency across agents supports inclusion.
No analysis available
Nearly all MLS listings (17 of 20) indicate SEWER is included in association fees; public remarks are silent on individual sewer billing. The consistency across MLS entries provides strong evidence that sewer is covered by the HOA.
An overwhelming majority of MLS entries (18 of 20) list WATER in association_fee_includes and none of the public remarks state water is billed individually. Evidence across many listings and agents is strong that water is covered by the maintenance fee.
Widely documented: nearly all listings (MLS: 19/20) and numerous public remarks reference BBQ facilities—phrases include 'BBQ areas (including grill-and-go stations)', 'BBQ cabanas', and 'multiple BBQ cabanas'—showing strong, consistent presence.
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Mentioned in a subset of listings (7/20 MLS entries flag clubhouse) and described in remarks as 'large lobby with multiple seating areas', 'sky lounge', 'private dining room' and 'community lounge/event spaces'. Evidence supports a community/clubhouse-type indoor amenity but agent reporting is less consistent.
The building offers concierge/front-desk services: multiple listings explicitly reference "24-hour concierge" or "24-hour front desk service" and other listings mention concierge staff, matching the MLS checkbox presence in prior data. While less ubiquitous than security, the repeated explicit remarks across different listings provide strong evidence this is an available building service.
Consistent evidence: many listings name a 'dog park'/'dog run' and even a 'dog wash' or 'dog washing station' on-site. The repeated language across multiple agent remarks supports inclusion of this pet amenity.
No analysis available
Strong, consistent evidence: 20/20 MLS entries list a fitness/exercise facility and multiple remarks explicitly mention 'state-of-the-art fitness center', 'fitness club', 'gym' and 'rooftop fitness center'. Language appears across many agents and listings and is corroborated by the MLS checkbox data.
No analysis available
Multiple listings explicitly reference 'private conference rooms', 'meeting rooms' and reservable indoor party/meeting spaces (notably on the 42nd-floor Lanai and podium levels), supporting the MLS data indicating meeting/conference facilities.
Strong evidence across listings: 13/20 current MLS listings reference building outdoor amenity decks. Remarks repeatedly state phrases like "8th-floor amenity deck," "pool deck with cabanas," "BBQ areas," and "private lanai," and multiple agents describe the same 8th-floor pool/cabana deck plus 42nd-floor sky deck. The consistency and level of detail across many listings indicate this is a genuine shared building amenity rather than an isolated checkbox error.
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Clear, repeated confirmation: listings describe '8th-floor amenity deck', 'Lanai 42', 'sky deck', 'amenity deck with pools and cabanas' and similar recreation spaces across many listings, matching the high MLS coverage.
Strong evidence across listings: many public remarks cite 'multiple large gathering / party rooms', 'party rooms on the 8th floor', and 'reservable event rooms', consistent with MLS reporting that recreation/party rooms are available.
Appears in a minority of MLS entries (6/20) and remarks sometimes name on-site or immediately adjacent restaurants ('Cino', 'Rinka', 'Onkee' etc.) and note retail/dining on the building's podium. Evidence suggests on-site or integrated dining/retail options exist, but reporting is less consistent across listings.
No analysis available
Across dozens of independent listings, agents give long amenity lists (pool, jacuzzi, spa, gyms, lounges, dog run, playground, etc.) but never reference any sauna or steam facility. The few SAUNA checkmarks in MLS are inconsistent with this and appear to be input mistakes. Based on consistent omission in remarks and prior high-confidence review, A‘ali‘i is best treated as not having a sauna.
Strong, repeated evidence across the listings confirms building storage: numerous remarks explicitly state dedicated storage rooms/lockers (examples: “37 sq ft STORAGE ROOM,” “storage unit located above the parking stall,” “storage locker,” “Storage room S4016,” and “storage unit on 4th/7th floor”). At least two dozen separate listings mention or include a storage unit/locker (some note size or location and some refer to deeded/assigned storage), and the language is consistent across multiple agents rather than appearing to be a single mistaken checkbox—supporting high confidence that the building offers storage units/lockers.
Numerous listings explicitly reference surfboard/board storage and bike & surfboard storage facilities on ground/first/podium levels, so the building provides dedicated surfboard storage.
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All MLS entries (20/20) indicate a trash/garbage chute system; remarks seldom state it explicitly, but the universal MLS checkbox presence plus building type make this a reliable building-level feature despite limited mention in agent remarks.
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Multiple listings explicitly mention 'jacuzzi', 'hot tub', 'spa' or 'whirlpool' (e.g., '8th floor pool and jacuzzi', 'hot tub whirlpool') alongside the pool deck—evidence is strong and consistent across agents' remarks.
Strong, consistent evidence that A'ali'i has pools: 19/20 MLS listings list pool amenities and numerous public remarks explicitly reference the pool(s) — phrases include "8th-floor amenity deck with pool", "swimming pool", "keiki pool", and "heated pool". Mentions appear across many different listings/agents (not isolated), indicating the pool is a building-level amenity rather than an isolated unit feature.
Several current listings clearly state there is a 'heated pool,' including detailed descriptions of the 8th-floor amenity deck with a 'heated pool, spa, children’s pool' and similar wording. Combined with many MLS records flagging HEAPOO, this provides strong, multi-agent evidence that the common pool is heated.
Searched for 'salt water pool', 'saltwater', 'salt pool', or 'saline pool' in the remarks. Many listings describe heated/infinity/lap pools and spa/cabanas but none state the pool is salt water. Absence of mention leads to a default false with medium confidence.
Historical MLS data indicated 20/20 listings include washer/dryer. Current public remarks across dozens of listings explicitly mention phrases like "washer & dryer", "in-unit washer/dryer", "full-size in-unit washer and dryer", and "front-loading washer and dryer", showing strong, consistent evidence from multiple agents that units in the building have in-unit laundry.
No analysis available
Searched for explicit paid laundry indicators such as 'coin laundry', 'coin-op', 'quarters', or 'card operated'. Listings repeatedly mention in-unit washer/dryer and amenity pools but contain no references to paid community laundry facilities.
Searched the remarks for phrases like 'laundry on each floor', 'laundry room on every floor', or 'floor-by-floor laundry'. Multiple listings consistently advertise in-unit washer/dryer but there are no statements indicating community laundry on every floor.
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Strong evidence: historical MLS data records 17/20 listings with assigned parking and numerous current remarks explicitly state 'assigned parking stall' or 'one assigned parking stall' (e.g., 'includes one assigned parking stall', 'this unit comes with 1 assigned parking stall', 'assigned parking stall with an electric charger'). Mentions appear across multiple agents/listings and are consistent with the historical high-confidence record.
Strong evidence: historical MLS checkbox was positive in 19/20 listings and many current remarks explicitly describe covered or secured parking (e.g., 'covered, secured parking stall', 'covered car parking', 'parking on level 3/2 in garage', 'dedicated garaged parking'). The coverage is confirmed across multiple listings and agents, supporting high confidence that building parking is covered.
Public remarks consistently reference assigned/reserved parking stalls and occasional storage sold/purchased separately, but none explicitly say parking is deeded/part of the deed. Based on remarks alone, deeded parking is not confirmed.
No analysis available
Listings describe included/assigned parking stalls but do not state any monthly parking fee or rental cost. No evidence in remarks to extract a numeric parking fee.
Evidence that guest parking is available: current MLS metadata shows 14/20 listings checked GUEST, and remarks explicitly reference guest parking (e.g., "generous guest and retail parking stalls", "lots of guest parking", "ample guest parking") across several agent listings. Multiple independent listings confirm guest parking rather than a single-source error.
Listings consistently describe strong building security, including keyed or controlled elevator and garage access and 'secured' parking stalls. Multiple agents note 24/7 security and secured entry systems specifically tied to the garage and elevators. This supports that residents access parking through a secured, controlled-entry garage rather than an open, unsecured lot.
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Searched for 'parking waitlist', 'waiting list', and similar phrasing. The remarks describe assigned parking and guest parking but do not reference a waitlist system, so a waitlist is not indicated.
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Multiple listings explicitly reference secured lobby/entry and keyed elevator/garage entry and 24-hour security/front desk. While 'key card' or 'fob' is not verbatim in every line, the repeated mentions of keyed/electronic secured entry and secured elevators strongly indicate card/fob-style access.
Historical MLS checkbox data showed SECGUA in 18 of 20 listings. Current remarks in at least ~20 different listings explicitly reference staffed security or concierge — key phrases include "24/7 front desk to assist you", "24-hour security/24-hour front desk service", and "24hr front desk/concierge" — indicating consistent, building-wide on-site security staffed by building personnel rather than isolated or one-off claims.
Searched remarks for 'security patrol', 'patrol service', '24-hour security', and similar. Several listings explicitly mention association security patrol, 24/7 security, and front desk service, providing strong evidence the building has security patrol services.
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Most listings explicitly reference split systems (e.g., 'split A/C', 'Mitsubishi split A/C', 'individual split A/C'), while only a few use vague terms like 'central AC' or simply 'AC'. Combined with the fact that only a small fraction of MLS entries check the central AC box and no listing mentions any new building-wide HVAC upgrade, the evidence supports that the building relies on individual split systems, not a central air conditioning system.
High historical signal (17/20 listings had ACSPL) plus strong confirmation in current remarks. At least ~15 separate listing remarks explicitly state 'split AC', 'split A/C', 'split air conditioners', 'Mitsubishi split', or 'separate AC unit' (examples: "Split air conditioners in the bedroom and living area keep the unit cool", "split A/C UNIT", "Mitsubishi split A/C"). The evidence is consistent across multiple agent remarks and aligns with the prior MLS checkbox data, supporting a high-confidence true value.
No analysis available
All 20 current MLS listings for A‘ali‘i list construction_materials=CONCRE (historically ~18/20), indicating the building is concrete. Public remarks across listings rarely mention construction type explicitly, but the unanimous MLS checkbox across multiple agents provides strong, consistent evidence that the building is concrete.
Approximately 10 of 20 recent listings mark double wall (DOUWAL) in the construction_materials field, with no comments in the narratives denying it. While agents do not mention 'double wall' explicitly in remarks, the frequency of this checkbox across many units indicates the building likely uses double wall construction elements.
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Confidence 86%: Only 2/20 MLS listings mark MASSTU while the vast majority omit it and instead emphasize concrete construction; photos and typical design for this tower (glass/concrete high-rise) make extensive masonry stucco construction unlikely.
A small but consistent subset of listings (5 of 20) mark STEFRA in the construction_materials field, and no listing specifies a different structural system. Although public remarks never use the words 'steel frame,' the repeated MLS checkbox usage across multiple agents supports that the tower incorporates steel frame construction.
A minority but notable subset (4/20) of MLS listings explicitly tag SLAB in construction_materials, with no remarks indicating a different foundation type. Combined with the engineering norms for a modern concrete high-rise, this supports that the building is constructed on a concrete slab foundation, even though agents do not emphasize this feature in their public remarks.
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Multiple listings mark ABOGRO and describe the project as a high-rise tower with residences on upper floors and rooftop amenities on the 42nd floor. This strongly supports that the building’s primary construction is above ground rather than partially subterranean.
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Searched listings for 'short-term rental', 'STR', 'vacation rental', '30-day minimum', 'NUC', 'TVU'. There is no explicit statement that short-term rentals are allowed; therefore, based on public remarks alone, STR allowance is not confirmed and is set to false with medium confidence.
Searched for 'hotel rental pool', 'managed by hotel', or similar phrases. None of the listings reference participation in a hotel rental pool program, so this is set to false. (Also false because STR is not indicated.)
Searched for 'mandatory hotel pool', 'required to participate', 'must be in rental program' and found no evidence. Several listings even market owner use or investment flexibility, so mandatory participation is not supported by the remarks.
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No 4-digit land/ground-lease expiry year or renewal language appears in the remarks. The building appears to be a standard condominium with no explicit leasehold expiry referenced in listings.
At least one listing explicitly references a VA assumable loan, indicating VA financing is available/recognized for this property. I searched all remarks for 'VA approved', 'VA financing', 'VA loans' and found the explicit 'VA Assumable loan' mention.
I found explicit public remark language indicating the building is fully insured (walls-in/comprehensive HOA insurance). Because this is a direct statement in the remarks, the value is true with high confidence.
MLS checkbox data strongly indicates the building has a fire sprinkler system (19 of 20 current listings include FIRSPR; historically 20/20). No public remarks explicitly state 'fire sprinkler' or related phrases, but the near-universal and consistent MLS amenity entries across multiple listings and agents provide strong evidence to include fire_sprinklers=true.
I searched all public remarks for explicit FLSE or fire/life safety certification language and found no references. Because there is no mention and no current value provided, this field is set to false with medium confidence (absence of evidence in remarks suggests no explicit statement that the building passed an FLSE).
Flood zone determined from official FEMA Digital Flood Insurance Rate Map (DFIRM) data using building coordinates, not from agent-reported listing data.
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Dozens of the provided public remarks explicitly advertise ocean or Pacific/ocean-facing views (phrases include "ocean views greet you the moment you enter", "stunning Pacific blue horizons", "ocean view from your lanai"). Evidence is consistent across many different listings and agents, supporting high confidence that the building offers ocean-view units.
Numerous listings explicitly mention mountain/mauka views (examples: "wake up to the gorgeous mountain views", "panoramic mountains"). The same view claims appear across many different listings and agents, giving strong, building-level evidence that mountain-view units exist.
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Many public remarks explicitly reference city/skyline/downtown views (quotes include "breathtaking view of the Honolulu skyline", "city and sunset views"). These claims are repeated across numerous listings and agents, supporting high confidence that the building offers city-view units.
Several remarks refer to 'coastline' or 'coastline, city, and mountain views' framed from private lanais, even though COASTL is not used in the MLS view codes.
Across all the remarks, no listing advertises a 'garden view', 'courtyard view', or 'landscaped view'; instead, agents emphasize ocean, city, mountain, harbor, park, and amenity-deck views. MLS view codes also never use GARDEN for this building. This consistent absence of any garden-view language in extensive marketing materials indicates that garden views are not a notable feature of A‘ali‘i.
No analysis available
At least a few detailed listings specifically advertise harbor views, such as “ocean views overlooking Kewalo Basin Boat Harbor” and “Pacific Ocean, Beach Park, and Boat Harbor views from the main living area…as well as the primary bedroom suite.” These are not generic neighborhood descriptions but explicit view statements tied to particular corner/ocean-facing stacks. Combined with previous high confidence, this indicates that some A‘ali‘i units enjoy direct marina/harbor views, so the building should be flagged as offering marina views.
At least one listing explicitly mentions sunrise/morning sun/ eastern exposure ("enjoy the sunrise as you sip coffee on your private lanai"). While sunrise exposure is noted, it appears far less frequently than ocean/mountain/city references, so evidence is moderate but sufficient to include sunrise as an available building feature.
Multiple remarks call out sunset-oriented living, such as units on the “sunset side of the building,” “private sunset lanai,” and studios with “pool, spa, cabana, mountain, city, ocean and sunset views from your lanai.” Lanai 42 and the Sky Deck are also described as sunset-focused spaces (“Penthouse Sunset & Ocean-facing Lounge Areas”), confirming that sunset views are an important and widely available feature in this building.
No analysis available
Searched for phrases like 'watch fireworks from lanai', 'fireworks view from unit', or 'see Friday night fireworks from'. Listings describe ocean, sunset and sky-deck views but do not claim fireworks can be viewed from the building or units.
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Both MLS checkbox data (14 of 20 listings include RESMAN) and numerous public remarks across listings mention on-site staffing—e.g., '24hr front desk service', '24/7 front desk', '24-hour concierge', and '24hr on site management'—supporting resident_manager=true. While the remarks generally describe staffed front-desk/concierge/security rather than explicitly saying 'live-in resident manager', the consistent references to on-site management across many agents provide strong evidence that the building maintains on-site resident/management staffing.
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Confidence levels are based on MLS checkbox data and AI analysis of listing remarks. High = strong evidence, Medium = some evidence, Low = limited or conflicting evidence. Buyers should always verify critical details independently.