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
No analysis available
I searched all remarks for explicit owner-occupancy percentages or descriptive phrases indicating building-level owner occupancy (e.g., 'majority owner occupied', '80% owner occupied'). The remarks include individual unit owner/tenant notes (e.g., 'owner preoccupies the unit until Mid-June of 2026', 'Owner is lister'), but nothing stating a building-level owner-occupancy percentage. Without explicit numeric evidence in the remarks, the owner_occupancy remains unknown.
I reviewed all public remarks for explicit elevator counts or phrases indicating number of elevators (e.g., '4 elevators', 'four elevators', 'multiple elevators'). The remarks repeatedly mention 'elevator', 'elevator hall', 'keyed elevator' and proximity to elevators, but do not state a numeric count. Without an explicit number in the remarks, I cannot infer or change a numeric value—left 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
Only 5 of 20 current MLS entries list CABTV in association_fee_includes and none of the public remarks explicitly say "cable included". The limited and inconsistent MLS checkbox presence plus lack of explicit agent remarks suggests building‑level cable inclusion is unlikely or only applies to a few units.
13 of 20 current listings list OTCOEX (common-area electricity) in association_fee_includes. Public remarks seldom mention common electric explicitly (agents typically note many amenities but not building power), so evidence is primarily MLS checkbox data and appears consistent across multiple listings though not often described in remarks.
No analysis available
No analysis available
No analysis available
Nearly all listings (19/20) explicitly list WTRHTR (unit water heater) in inclusions while only 2 of 20 MLS entries show HOTWAT as an association fee item. Multiple remarks reference in‑unit hot water/heater (e.g., "large hot water heater") or in‑unit washer/dryer, indicating hot water is unit‑metered/installed rather than covered by maintenance fees.
14 of 20 current MLS entries list INTSER in association_fee_includes. Although public remarks rarely state "internet included" or "wifi included", the majority of MLS checkbox entries imply internet service is part of the association fees across many listings, so include with moderate confidence.
No analysis available
18 of 20 current MLS entries list SEWER as included in association fees and public remarks do not contradict that. Historical patterns also show this is a standard included item, giving strong, building‑level evidence that sewer is covered by maintenance fees.
18 of 20 current MLS entries include WATER in association_fee_includes and public remarks contain no contradictions. Historical data likewise shows water has generally been included, so building‑level water inclusion in maintenance fees is well supported.
Overwhelming evidence: all 20 MLS entries include BBQ amenities. Remarks frequently call out 'BBQ areas', 'BBQ cabanas', 'BBQ stations', 'private BBQs' and 'grilling areas' on the 8th-floor amenity deck and cabana areas, indicating shared building BBQ facilities.
No analysis available
No analysis available
No analysis available
Mixed evidence: only 5 of 20 current MLS entries flag 'club house', but several remarks describe clubhouse-like amenities — 'large lobby with multiple seating areas', 'private dining', 'community work space', 'sky lounge' — implying presence of clubhouse/community indoor gathering spaces though coverage across listings is uneven.
Evidence that A'ali'i offers concierge/front-desk services: although the MLS CONCIE checkbox is present in 7/20 current listings, many public remarks reference "24-hour concierge", "front desk service" or "concierge staff" and several listings note "24-hour front desk service." The mentions appear across multiple agent remarks, corroborating that a staffed concierge/front desk is a building feature.
Consistent evidence: ~17 of 20 MLS entries and many remarks reference a pet area. Phrases found include 'dog park', 'dog run', and 'dog wash room' (ground-floor dog run and dog wash station), confirming a shared building dog area.
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.
Very strong evidence across listings: ~19 of 20 MLS entries reference building fitness amenities. Remarks include explicit phrases such as 'state-of-the-art fitness center', 'penthouse-level fitness club', 'gym', and 'yoga room' on the 42nd-floor Lanai 42, confirming a building-level exercise room accessible to residents.
No analysis available
Strong evidence across listings: approximately 18 of 20 entries reference meeting or conference space. Remarks note 'private conference rooms', 'meeting rooms', 'event rooms' and reservable 'party rooms' on both the 8th floor and the penthouse level, indicating building-level meeting/conference facilities.
Strong evidence the building offers patios/decks: MLS checkbox data lists PATDEC/COVPAT on 17 of 20 current records and numerous listing remarks explicitly mention 'lanai' or 'private lanai' (many units list lanai sizes, e.g., '127-square-foot lanai', '76 sq. ft. lanai') as well as shared amenity decks ('Lanai 42', 8th-floor pool deck). Mentions appear across many different agent remarks and listings rather than a single repeated copy-paste, indicating the feature is real and widely available to units/residents.
No analysis available
No analysis available
No analysis available
No analysis available
Very strong evidence: 19 of 20 listings list recreation_area and remarks repeatedly describe the 8th-floor resort deck and 42nd-floor sky deck (Lanai 42) as amenity/recreation spaces with pools, cabanas, lounges and terraces, confirming building-level recreation areas.
Strong evidence: 17 of 20 listings indicate recreation/party rooms and many remarks cite 'party rooms', 'event rooms', 'private dining' and 'reservable movie room', showing multiple shared indoor recreation/event spaces available to residents.
Moderate/limited evidence: about 7 of 20 MLS entries reference a restaurant amenity. Remarks sometimes name specific eateries and indicate close dining options within Ward Village; however, it's ambiguous whether an actual on-site restaurant operates inside the building. Buyers should note nearby and adjoining dining are frequently mentioned.
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 evidence that A'ali'i offers building storage/lockers: at least 30+ separate listing remarks explicitly mention "storage unit", "storage locker", "storage room" or "dedicated storage" (examples: "includes 1 covered assigned parking stall with a convenient storage locker", "own 37 sq ft STORAGE ROOM on the 22nd floor", "private storage room (35sq ft)", "storage unit on 4th floor (S4-002)"). Multiple agents consistently reference storage as a transferable/deeded amenity (some with roll-up door IDs), indicating the feature is widely available rather than isolated or only agent checkbox copy/paste.
Many listings explicitly advertise surfboard (and bike) storage facilities on property, including ground-level and dedicated storage/ racks. This is repeated across multiple remarks and supports a high-confidence true value.
No analysis available
Moderate evidence: roughly 18 of 20 MLS entries include a trash/garbage chute amenity but public remarks seldom name it. Given the high checkbox prevalence across listings and no explicit contradictory remarks, it's included with moderate confidence as a building feature.
No analysis available
No analysis available
Strong evidence: 19 of 20 listings list whirlpool/hot tub and numerous remarks explicitly mention 'jacuzzi', 'hot tub', 'spa' and 'whirlpool' on the 8th-floor pool deck and amenity areas, confirming the presence of spa/jacuzzi facilities.
Strong, consistent evidence that the building has swimming pools: 19/20 current MLS listings include pool amenity checkboxes and dozens of public remarks explicitly mention "pool", "pool deck", "keiki pool" or "infinity pool". Multiple agents across listings describe 8th-floor amenity decks and penthouse/pool amenities, indicating the pool is a shared building feature rather than a copy-paste error.
Evidence that the pool is heated is supported by the MLS HEAPOO flags in about half the listings (10/20) and multiple public remarks explicitly stating "heated pool" or similar phrasing. Several agents independently mention a heated pool on the 8th-floor amenity deck and in amenity descriptions, so the building pool being heated is well supported across listings.
I searched all public remarks for explicit salt-water pool terminology and found none. While pools are frequently described (heated, infinity, resort-style), there is no explicit statement that the pool is salt water.
Strong, consistent evidence that A'ali'i units offer in-unit laundry: MLS data indicates 20/20 listings list washer/dryer included and numerous public remarks explicitly state "in-unit washer/dryer", "full-size in-unit washer and dryer", or "washer & dryer". Mentions appear across many different listings/agents (not isolated), supporting a high-confidence inclusion for buyers searching for in-unit laundry.
No analysis available
I searched the remarks for indicators of paid community laundry (coin laundry, quarters, card-operated, 'paid laundry') and found none. Listings emphasize in-unit washers/dryers and building amenities but do not describe paid community laundry facilities.
I searched all public remarks for phrases like 'laundry on each floor', 'laundry room on every floor', and 'floor-by-floor laundry' and found none. Many listings explicitly mention in-unit washer/dryer or Whirlpool/Whirlpool-type appliances, but there is no explicit statement that community laundry exists on every floor.
No analysis available
Strong evidence for assigned parking: 15 of 20 current MLS records indicate assigned parking and many remarks explicitly state phrases such as "assigned parking stall," "1 assigned parking stall," or "dedicated parking stall." Mentions appear across multiple listings and agents, indicating this is a building-level offering rather than isolated copy/paste errors.
High-confidence evidence: all 20 current MLS records include covered/garage parking codes and many public remarks explicitly state phrases like "covered assigned parking stall", "includes 1 covered assigned parking stall", and "covered car parking." This language appears consistently across multiple agent listings (not limited to a single copy/paste source), indicating the building provides covered parking for units.
Reviewed all listings for explicit wording such as 'deeded parking', 'owned parking', or 'parking included in deed'. Multiple ads describe assigned/covered/assigned stalls and storage that may be deeded, but none explicitly say parking is deeded; therefore we mark deeded parking as not confirmed.
No analysis available
Searched remarks for 'parking fee', 'monthly parking', 'parking charge', or rental cost. Listings consistently describe assigned/covered parking included with units but do not list any monthly parking fee, so no parking fee could be extracted.
Moderate evidence for guest parking: 13 of 20 MLS records include guest parking and several remarks state phrases like "generous guest and retail parking stalls" and "ample guest parking." The signal is present across multiple listings but not universal, so confidence is moderate.
Good evidence for secured entry to parking/building: 10 of 20 MLS records list secured entry and numerous remarks state "secured lobby", "secured entry/elevators & lots of guest parking", "24/7 security", and "keyed elevator and garage entry." These security descriptors appear across multiple listings and agents, supporting inclusion.
No analysis available
No analysis available
Searched all remarks for terms like 'waitlist', 'waiting list for parking', or process for joining a parking queue. Found no evidence of a waitlist system; parking is described as assigned/dedicated when included.
No analysis available
Multiple listings reference secured lobby/entry and keyed elevator/garage entry, indicating an electronic/card/fob access system for building access. This language provides strong evidence for card/fob-style secure access.
Strong evidence that A'ali'i provides on-site security: MLS checkbox SECGUA appeared in 18/20 listings historically and numerous current public remarks explicitly state "24-hour security", "24/7 front desk", or "24-hour concierge." These phrases appear across many listings from multiple agents (not limited to a single copy/paste), indicating consistent building-level provision of around-the-clock security/concierge services.
Several listings explicitly state the presence of association or neighborhood security patrols and 24-hour security/concierge staff. This language indicates an organized security patrol/service associated with the community.
No analysis available
Moderate evidence that some listings reference central air: I found multiple explicit mentions in remarks (at least 2–3 listings: "A central AC system will create a cool climate at your command."; "Enjoy the comfort of central AC"). Historical MLS checkbox data showed Medium confidence. Mentions are limited compared with split AC references and may reflect mixed reporting/copy-paste across agents, so include the feature with moderate confidence.
High-confidence evidence that Aʻaliʻi units offer split (ductless/mini-split) AC: the MLS ACSPL checkbox appeared on 19 of 20 listings and many remarks explicitly state phrases like "split air conditioners," "Mitsubishi split A/C," and "split AC unit." Mentions appear across multiple listings and agents rather than isolated copy/paste, supporting inclusion for buyers searching for split AC.
No analysis available
All 20 current MLS entries indicate concrete construction ('CONCRE'), providing very strong, consistent evidence the building is concrete. None of the public remarks explicitly mention construction materials or contradict the MLS; the unanimity across multiple agents suggests the building is reinforced concrete.
Evidence against double-wall construction: only 7 of 20 current MLS entries check DOUWAL (down from ~10/20 historically) and none of the public remarks (from dozens of agent narratives) mention 'double wall' or similar. Given the medium historical confidence, the lack of any narrative confirmation across listings, and the reduced prevalence in MLS checkboxes, it's likely the DOUWAL flag was inconsistently applied and the building should not be listed as double-wall.
No analysis available
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.
Evidence for a steel-frame building is weak and mixed: 8 of 20 MLS entries list 'STEFRA' but the public remarks (all listings) contain no mention of 'steel frame' or similar language. This appears inconsistent and possibly due to partial/checkbox entries by agents rather than widespread confirmed construction detail.
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.
No analysis available
No analysis available
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.
No analysis available
No analysis available
Reviewed remarks for short-term rental language and minimum-night rules. There is no explicit allowance or mention of STR programs or vacation-rental legality in the building's public remarks; therefore STR is not indicated as allowed.
Searched for phrases like 'hotel rental pool', 'managed by hotel', or 'part of hotel operations'. None were found. Because short-term rentals are not indicated as allowed, hotel-pool participation is false.
Looked for language such as 'mandatory hotel pool', 'required to participate', or 'cannot opt out'. Found none. Given no evidence of STR/hotel-pool programs, mandatory participation is false.
No analysis available
No analysis available
Searched all remarks for 4-digit lease expiry years and renewal language. Found no mention of ground/land lease or lease expiration dates for A'ali'i, so the lease expiry year is unknown.
Multiple listings explicitly reference a VA assumable loan and VA assumable financing. This is strong public-remarks evidence that VA financing/assumability applies to at least some units in the building.
Multiple public remarks explicitly describe the building as 'fully insured' or 'fully insured building', indicating walls-in/comprehensive HOA insurance coverage. Because this language appears directly in the remarks, I record insured_fully = true with high confidence.
MLS checkbox data is strongly in favor of a sprinkler system (18 of 20 current listings include FIRSPR). None of the public remarks explicitly mention sprinklers or a change to fire suppression, but there is no explicit contradiction or announcement of removal; given the high prevalence in MLS checkbox fields and no evidence of change, the building is reported as having a fire sprinkler system.
I searched all remarks for explicit fire/life safety evaluation language (e.g., 'FLSE passed', 'fire life safety evaluation passed', 'passed fire inspection', 'life safety compliant'). There were no references to any FLSE or similar certification. Because there is no explicit mention and no current value provided, I set this boolean to false with medium confidence (absence of mention makes it likely not asserted in public remarks).
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
Dozens of current remarks explicitly reference ocean views — examples include "ocean views", "ocean-facing", and "breathtaking ocean views." Penthouse/42nd-floor amenity descriptions repeatedly mention 360° views of land and sea, and many unit remarks advertise "ocean view" from the lanai or living areas. Evidence is strong across many different agent listings and matches prior historical records.
Numerous listings explicitly reference mountain/mauka views (many remarks include phrases like "mountain views", "panoramic mountain views", and "mauka side"). Evidence appears across multiple agents' remarks and in many separate unit descriptions, so confidence is high that the building offers mountain views to buyers.
No analysis available
Numerous listings explicitly state city or skyline views — e.g., "city and sunset views", "Honolulu skyline", and "city views from the lanai/sky lounge." The 42nd-floor sky lounge and many units are described as providing panoramic city/cityscape vistas, with consistent confirmation across many agents' remarks.
Multiple listings explicitly reference coastline or harbor/shoreline views — examples include mentions of "coastline", "Kewalo Basin/Boat Harbor", and units overlooking the harbor/shoreline. The pattern appears across many remarks and amenity descriptions (sky deck, lanai), providing strong evidence the building offers coastline-facing units.
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.
Several listings explicitly call out sunrise or east/Diamond Head-facing orientation (phrases like "golden sunrises", "Diamond Head/East facing", and "enjoy the sunrise"). The repeated, explicit mentions across multiple agent remarks indicate the building offers units with sunrise/eastern exposure.
Multiple listings explicitly mention 'sunset' or 'sunset side' and sunset-oriented amenities (examples: "42nd floor Sunset & Ocean facing Lounge Areas", "sunset sky lounge", "private sunset lanai", "see the sunset"). The recurring, explicit language across listings from different agents indicates the building offers sunset views on some stacks/amenity areas.
No analysis available
I specifically looked for language indicating views of Friday night or other fireworks from units/lanais or the building and found none. The remarks include many references to ocean, sunset, city and penthouse views, but nothing about fireworks views.
No analysis available
No analysis available
MLS checkbox data commonly lists RESMAN (15 of 20 listings). Numerous public remarks reference 24-hour staff, front desk/concierge and on-site staff ('24/7 front desk', '24-hour security', '24hr front desk service', 'concierge staff'), implying an on-site manager presence. There are no explicit mentions of a 'resident manager' or 'live-in manager,' so the conclusion is drawn from consistent staffing references across multiple agents and listings.
No analysis available
No analysis available
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.