Contessa
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.
Contessa
Building Overview
Contessa in McCully-Moiliili (built 1971) — concrete construction with mountain and Diamond Head views; pool and on-site resident manager.
About Contessa
Contessa is a residential building located in the McCully-Moiliili neighborhood. According to available records, the building was constructed in 1971 and is of concrete construction. MLS data lists mountain and Diamond Head views for the property.
Based on MLS data, on-site amenities include a pool, a resident manager, and a security guard. The building does not allow pets and short-term rentals are not permitted according to the provided information.
Parking is available with assigned stalls and guest parking. Management company information is listed as unknown in the MLS data. Buyers should verify all details, fees, and policies with the listing agent or management, as this summary is based solely on available MLS records.
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
County assessor records and the state registration both report 37 floors for the single-building record. Listings reach only floor 36 and have no penthouse listings, so they do not establish a lower top floor.
The county parcel record reports 144 reconciled residential units, and the single-building state registration independently reports 144 units. The stored value is supported by both sources.
Owner occupancy from AOUO registration(s) 226. Refreshed by Real_Estate_Scraper/reb_registry/propagate_owner_occupancy.py, which this lock does not block.
The listings confirm that the building has elevators, but no explicit count such as 4 elevators or four elevators was found. Because the number cannot be inferred reliably from the building context, the 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
Cable inclusion is strongly supported by the MLS pattern and direct remarks. At least 2 listings explicitly mention cable, including the phrase "Maintenance includes internet with Hawaiian Telcom, cable" and "Maintenance fee includes: water/sewer, internet & cable"; the 16/18 MLS pattern indicates this is a building-wide feature rather than isolated copy-paste.
Common-area expense inclusion is strongly supported by the current MLS data, with OTCOEX checked in 14 of 18 listings. Remarks also describe the building as well-managed and explicitly state that maintenance includes "common areas," supporting the building-level feature even though common electricity is not repeatedly spelled out.
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Hot water does not appear to be included in the maintenance fee. The MLS pattern is decisive: 0/16 listings show HOTWAT, and the presence of WTRHTR in many listings suggests units have their own water heaters instead of building-supplied hot water. No remarks in the provided set explicitly contradict that pattern.
Internet inclusion is clearly confirmed in the remarks and supported by the MLS pattern. At least two listings spell out internet in the maintenance fee, and the building-level data shows INTSER in 12 of 17 listings, which is strong evidence this is a real recurring building feature.
No analysis available
Sewer inclusion is one of the most consistently supported features, appearing in 17 of 18 current MLS records. At least 2 listings directly quote sewer as included in maintenance fees, providing confirmation from remarks in addition to the strong MLS pattern.
Water inclusion is strongly confirmed by both MLS history and current remarks. At least 2 listings explicitly mention water, including "Maintenance includes ... water, sewer" and "Maintenance fee includes: water/sewer, internet & cable"; the 17/18 MLS pattern indicates this is a building-wide inclusion.
No current listing remarks mention BBQ or grilling facilities. Only 3 of 18 MLS listings check the amenity, which is weak and inconsistent with the prior low-confidence assessment; this appears more likely to be unverified MLS checkbox data than a confirmed building feature.
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Car wash is explicitly mentioned in one listing's remarks ('car wash area') and appears in MLS checkbox data for 5/14 listings. Evidence is moderate (some agent consistency and MLS checks), so the building likely offers a car wash area but the documentation is not extensive across remarks.
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Multiple listings for Contessa mention patio/deck-style outdoor space, most often a "wrap-around lanai" or "large lanai," and one calls it a "private lanai". In total, far more than one listing references this feature, so it appears to be a real and recurring building/unit amenity rather than a one-off MLS checkbox error.
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I am treating recreation_area as absent for now because none of the remarks explicitly describe a recreation area, recreation deck, or amenity deck. The MLS checkbox appears inconsistently (6/15 listings), which looks more like possible agent copy-paste than confirmed building-level evidence.
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At least 5 current listing remarks explicitly mention a sauna, using phrases such as 'pool and sauna on property' and 'the building’s pool and sauna.' The feature is also present in 14 of 18 current MLS records, providing strong confirmation across multiple listings.
Storage is strongly supported across many Contessa listings: at least 5-6 remarks explicitly mention storage, including phrases like 'storage unit,' 'storage locker located on your floor,' 'dedicated storage area,' and 'large exterior storage area.' This aligns with the historical MLS pattern showing storage in both amenities and unit features for a large share of listings, so it appears to be a real building feature rather than copy-paste noise.
General storage is referenced in several listings, including storage on the unit's floor. No public remark describes facilities specifically intended for surfboards or boards.
No analysis available
At least 1 current listing explicitly mentions a 'trash chute,' and 15 of 18 current MLS records include the TRACHU amenity. The high historical confidence and strong current MLS consistency confirm that the building offers a trash chute system.
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Historical data strongly supported whirlpool from prior remarks, but in these current listings there are 0 mentions of whirlpool, hot tub, jacuzzi, spa, or hydrotherapy. Because the building’s current remarks repeatedly describe other amenities (pool, sauna, security) without any whirlpool reference, this may reflect copy-paste omission in newer MLS remarks rather than a real change.
The pool is strongly confirmed across multiple agents and listing descriptions. At least 8 current remarks explicitly mention it, including “swimming pool,” “beautiful pool area,” “saltwater pool,” and “pool and sauna,” in addition to 18/18 MLS amenity records; this is consistent with a genuine shared building amenity rather than an isolated checkbox error.
No analysis available
The pool is directly described as saltwater in the public remarks. This is explicit, strong evidence that the building has a saltwater pool.
In-unit laundry is strongly supported across the building: 16 of 18 listings include washer/dryer in the MLS inclusions, and at least 8 current remarks explicitly mention the feature. The repeated wording appears across multiple listings and agents, including "in-unit washer/dryer" and "washer/dryer are in the unit," confirming that Contessa offers units with in-unit laundry.
No analysis available
The public remarks provide no evidence of paid community laundry. Multiple listings specifically identify in-unit laundry, and none references payment or shared laundry equipment.
The listings consistently describe private in-unit laundry rather than shared floor-by-floor laundry. References to storage lockers on individual floors do not indicate laundry facilities.
At least 14 current remarks explicitly mention parking, including open, covered, guest, and two-stall configurations. The evidence is consistent across numerous listings and agents, confirming that the building offers parking.
Approximately 10 current remarks explicitly identify assigned, deeded, or otherwise designated parking, while additional listings describe unit-specific stalls. This aligns with the 16/18 MLS assigned-parking entries and provides strong multi-listing confirmation.
No analysis available
Deeded parking is directly and repeatedly identified across the listings. Other remarks also describe assigned and covered stalls, further supporting that parking ownership is available for the referenced units.
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The remarks mention an informal rental arrangement for a second stall, as well as assigned, deeded, covered, open, and guest parking. No specific parking fee or monthly charge was stated, so the amount is unknown.
Guest parking is well documented for the building. Multiple remarks explicitly mention visitor/guest parking, including "twelve available visitor parking stalls," "a lot of guest stalls," "ample guest parking stalls are available," and "15 guest parking stalls." This is strong multi-listing evidence and aligns with the MLS guest-parking flag appearing in many records.
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The remarks discuss assigned, deeded, covered, open, rented, and guest parking, including available visitor stalls. No parking waitlist system was identified.
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Controlled key access is explicitly described for the elevator and building entrance. Although the remarks do not use the exact words card or fob, the described controlled-access system supports this feature.
Security is supported across the current MLS data, with SECGUA checked in 11 of 18 listings. Numerous remarks independently describe a "secured building," "secure entry," and controlled elevator/building access; one specifies "24-hour surveillance system" and cameras, while another lists security as an amenity. The remarks do not consistently use the exact phrase "security guard," but the repeated security descriptions and historically high confidence support inclusion.
The listings provide evidence of electronic monitoring and controlled access, not personnel patrols. No qualifying mention of a security patrol service was found.
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Concrete construction is strongly supported. Current MLS records show 16 of 17 listings with CONCRE, and nothing in the public remarks contradicts that pattern. The consistent high-rise building descriptions make this a high-confidence building feature.
No listings explicitly mention double-wall construction (0 of 18). The current MLS checkbox appears in 7 of 18 listings, but without supporting remarks and contrary to the prior high-confidence finding, suggesting agent checkbox carryover or data error rather than verified construction.
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Masonry/stucco is not supported by the public remarks. Although 5 of 17 MLS entries currently carry MASSTU, none of the descriptions explicitly mention masonry, stucco, or a masonry-and-stucco exterior, so the evidence appears weak and possibly copied from prior data.
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Concrete slab foundation is not supported by the remarks. While 5 of 17 MLS records currently show SLAB, none of the listing narratives reference a concrete slab or solid concrete foundation, so confidence remains low and the MLS checkbox may be inaccurate.
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Above-ground construction is not supported by the public remarks. Only 1 of 16 MLS listings currently shows ABOGRO, and none of the remarks provide the kind of explicit construction detail needed to validate a building-level feature. This looks like an unverified MLS checkbox rather than confirmed building information.
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The listings describe the units as suitable for investors and having rental appeal, but do not establish short-term rental permission. No STR-specific authorization or restriction was found, so this is treated as not established and false under the provided rules.
The remarks mention residential amenities such as a pool, sauna, security, and resident management, but not participation in a hotel rental pool. Because short-term rental permission is not established, the prerequisite for a hotel pool is also absent.
The listings contain no evidence that owners must participate in a rental program. Since neither STR permission nor hotel-pool participation is established, mandatory participation is false.
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The remarks were searched for leasehold and land-lease language, including specific expiry or renewal years. No applicable four-digit lease-expiry year was found.
Repeated explicit references to assumable VA loans and VA buyers strongly support VA financing availability. This is consistent across multiple listings and provides high-confidence evidence.
The phrase "fully insured" directly matches the feature definition and indicates full building insurance coverage by the HOA. No contradictory insurance statements were found.
No analysis available
The listings repeatedly reference the fire sprinkler project, including statements that sprinklers were completed or that the special assessment was paid. Sprinkler completion is not equivalent to an explicit FLSE pass, fire-safety certification, or passed fire inspection, so there is insufficient evidence to mark this true.
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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Ocean views are clearly supported by multiple independent remarks and current MLS data. Several listings explicitly mention 'ocean,' 'Pacific Ocean,' or 'ocean in the distance,' often alongside Diamond Head and city views. This looks like a real building feature rather than a one-off agent copy-paste.
Mountain views are consistently and repeatedly confirmed across many listings. The remarks include direct phrases like 'beautiful mountain views,' 'Koolau Mountains,' and 'views from Downtown/Punchbowl to Koko head,' aligning with the strong MLS pattern. Confidence is very high that the building offers mountain-view units.
Confidence 99%: At least four listings reference Diamond Head views (e.g., 'Diamond Head views', 'panoramic views from Diamond Head', 'views of Diamond Head, Waikiki, ocean and mountain').
City views are heavily supported across the listing set and are not limited to a single agent's wording. Remarks explicitly reference 'city views,' 'city skyline,' and 'Honolulu City Lights,' which matches the strong MLS distribution. This is a clear building-level feature for buyers seeking city views.
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Confidence 90%: None of the six detailed listings mention sunrise views despite extensively describing view corridors (Diamond Head, Waikiki, city skyline, ocean, and mountain), and MLS view_descriptions never include SUNRIS.
Sunset views remain supported by current MLS data: 6 of 18 listings explicitly include SUNSET in their view descriptions, while 0 list NONE. Remarks repeatedly describe panoramic ocean, city, Diamond Head, and Waikiki views; one specifically mentions "Waikiki fireworks," although explicit sunset wording is less common and some descriptions appear repeated across listings.
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The remarks explicitly describe Friday-night Waikiki fireworks being visible from the unit's wrap-around lanai. This directly satisfies the requirement for a fireworks view from the building.
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At least 5 listings explicitly mention an on-site or resident manager, including “manager on site M-F,” “on-site resident manager,” and “resident manager.” This strong agreement across multiple remarks, combined with RESMAN appearing in 16 of 18 MLS listings and prior high confidence, confirms that the building has a resident manager.
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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.
Active Listings(3 for sale, 1 for rent)
$509,500
Remodeled 2014
City • Mountain • Sunset
$465,000
Remodeled 2022
Sunset
$448,000
City • Mountain
$3,500/mo
City • Mountain • Ocean
Is Now a Good Time to Sell?
Market conditions and recent sales to help you decide when to list.
Current Market Type
About this indicator: The Market Type is driven by months of inventory, describing whether conditions favor a buyer or seller.
- • Seller's Market:≤ 5.5 months
- • Balanced Market:≥ 5.6 and ≤ 6.5 months
- • Buyer's Market:≥ 6.6 months
Months of Inventory
9
Balanced market conditions
Sold to List Price
94.3%
Units selling below asking price
Median Days on Market
112
Longer time on market
Median Sold Price
$540,000
Based on 4 sales in 12 months
Recent Sales in Contessa(Last 12 months)
$390,000
Closed Sep 10, 2026
$540,000
Closed Aug 31, 2026
$479,000
Closed Aug 27, 2026
$620,000
Closed Jan 14, 2026
About this Data: Sales data is sourced from HiCentral MLS and includes closed transactions within the last 12 months. Metrics are calculated from building-specific data when sufficient sales exist (3+ transactions).