Palehua Hillside
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.
Palehua Hillside
Building Overview
Palehua Hillside in Makakilo-Kapolei-Honokai Hale (1980) — wood frame building with ocean and mountain views, split A/C, covered assigned parking.
About Palehua Hillside
Palehua Hillside is a residential building located in the Makakilo-Kapolei-Honokai Hale neighborhood. According to available records, the building was constructed in 1980 and is of wood frame construction. Size and unit mix are not specified in the MLS data provided.
Based on MLS data, units in Palehua Hillside offer ocean and mountain views and are equipped with split air conditioning. The property does not allow pets and short-term rentals are not permitted. The listed management company is unknown in the available records.
Additional details from the MLS indicate covered, assigned parking for residents. No HOA fees, maintenance details, or other amenities were provided in the data. Buyers should verify all building features, rules, and fee information with the listing agent or management, as this summary is based solely on MLS data.
Building Features & Data Confidence
All features from MLS data with AI-assisted confidence analysis. Click each category to expand and see details.
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Listings highlight features such as pet-friendliness, parking, renovations, and assumable VA loans but do not discuss what share of units are owner-occupied versus rented. Without explicit figures or qualitative owner-occupancy descriptions, the owner_occupancy percentage cannot be determined.
Remarks focus on yards, parking, renovations, PV panels, and HOA/roof details, but never reference elevators. Searched for any indication of elevator count or presence and found none, so the number of elevators cannot be determined from the provided data.
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.
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MLS association_fee_includes lists OTCOEX (common area electricity) on 17 of 20 recent listings, suggesting a consistent building-level policy rather than one-off agent error. No remarks or other data indicate that residents are billed separately for hallway/elevator/common-area power.
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Most listings indicate individual water heater systems (WTRHTR), and one remarks on '49 gallon and 80 gallon separate solar panel powered water tanks,' implying unit-supplied hot water. With only 2 of 20 listings checking HOTWAT in the fee includes, hot water being an HOA-included utility is very unlikely and those checkboxes are likely agent error.
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Nearly all current listings (19 of 20) list SEWER as included in association fees, showing a consistent pattern across multiple agents. Remarks do not contradict this, so sewer is very likely paid through the maintenance fee at the building level.
Association_fee_includes shows WATER on 19 of 20 listings, suggesting this is a standard AOAO-provided utility for the project. Public remarks focus on other features and never warn of separate water charges, reinforcing that water is included in the maintenance fee.
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Multiple listings describe unit outdoor spaces with phrases like "covered lanai," "wraparound yard with a covered patio," "private fenced-in patio with a newly built deck," and a "newly replaced patio deck." With 11 of 20 MLS entries checking patio/deck amenities and consistent mention of lanais, patios, and decks in remarks from different agents, there is strong evidence that this building offers patio/deck-style outdoor areas in various units.
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Extra storage is consistently available in this complex: 13/20 listings tag STORAG in unit_features and 2/20 in building amenities, and several remarks mention dedicated storage like '2-outdoor storage sheds' and 'ample indoor and outdoor storage'. The repetition of 'ample storage space' and outdoor sheds across multiple, differently worded listings from different agents suggests that extra storage (sheds/locker-like areas) is a common, expected feature for units in this building.
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Multiple listings explicitly describe in-unit laundry, including phrases like 'indoor laundry, side-by-side full-size W/D', 'dedicated laundry room with half bath', and 'washer and dryer in unit', and others reference laundry areas on specific floors. Combined with 19 of 20 current MLS entries including washer/dryer in the inclusions, this strongly indicates that Palehua Hillside offers units with in‑unit washer and dryer. Buyers seeking in‑unit laundry should consider this building as it commonly provides that feature.
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Assigned parking is repeatedly described across listings, including phrases like 'two covered, assigned parking stalls', 'two assigned parking stalls', and '2 assigned parking spaces'. MLS data (14/20 listings with ASSIGN) supports these remarks, suggesting that stalls are reserved to specific units. Buyers can reasonably expect assigned or designated parking in this building.
Covered parking is clearly documented in numerous remarks, using terms such as 'two covered parking stalls', '2 cov’d side-by-side parking stalls', and 'two sought-after covered parking spaces'. Combined with 20/20 MLS records indicating covered or garage-type parking, this shows the building offers covered stalls for its units. Buyers searching for covered parking should consider this building as it consistently provides that amenity.
Listings consistently refer to assigned covered/open stalls rather than deeded/owned parking. In the absence of explicit "deeded" wording, parking is assumed not deeded but this cannot be confirmed from remarks alone.
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All listings describe included assigned stalls with no indication of an extra monthly parking cost. Since no explicit parking fee is stated, any parking fee amount is unknown.
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Remarks talk about specific assigned stalls (often two per unit) and ample street parking for guests, but never reference a waitlist system. The absence of any mention suggests there is likely no formal parking waitlist, though it is not certain.
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At least one listing’s remarks clearly advertise the home as having “w/split A/C,” confirming the presence of ductless mini-split AC in the building. In addition, 2 of 20 current MLS entries include the ACSPL checkbox, suggesting multiple units have this feature. Together, this supports that some units in the building offer split AC, so buyers seeking this amenity should consider this property.
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In the current MLS set, 13 of 20 listings tag the building with double wall (DOUWAL) construction, and none describe single-wall or alternative construction types in the remarks. The narrative text consistently treats the homes as conventional, insulated townhomes (mentioning items like insulated attics and double-pane windows) which aligns with double-wall construction. The partial but substantial MLS agreement points to double-wall being the standard, with unchecked boxes likely due to omission.
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Among the analyzed listings, 9 of 20 specify a slab foundation (SLAB) in the MLS, and no remarks mention post-and-pier or raised foundations. Because these are townhomes within the same project, it is unlikely that only some units are on slab, so the simplest explanation is that the slab entries are accurate and unchecked boxes are agent oversights. The consistent description of fenced yards and patios without any reference to under-house space further supports slab construction.
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Across recent listings for this building, 17 of 20 explicitly mark wood frame (WOOFRA) in the MLS construction materials, with no conflicting mentions in the public remarks. The remarks focus on upgrades, roofs, and yards but never indicate concrete or steel structural framing, supporting the MLS pattern that the complex is wood frame. Given the consistency across many different listings, this appears to be standard for the project rather than an agent error.
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Listings emphasize owner-occupant style living, yards, pets, and proximity to schools and shopping, with no indication of legal short-term or vacation rental activity. Without any STR-related language, short-term rentals are assumed not allowed or not a building feature.
The property is a residential townhome complex, not part of a hotel or resort operation. With no references to a hotel program and STRs likely not allowed, participation in a hotel rental pool can be ruled out.
There is no evidence of any required rental program or obligation to join a hotel pool. Given the apparent lack of STR operations, mandatory pool participation is effectively impossible for this building.
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None of the remarks reference leasehold terms or a ground lease expiration, and the units are described like typical fee simple townhomes. Without an explicit year or leasehold reference, the lease expiry date is unknown.
The remarks reference assumable VA loans currently on units in this complex, which implies the project is/was VA-eligible for condo financing. No listing explicitly says "VA approved building," but the presence of active VA loans is strong indirect evidence of VA approval.
While the HOA is described as fiscally responsible and roofs have been replaced, there are no explicit statements about full or walls-in insurance coverage. Due to the lack of direct evidence in the remarks, this is marked false by default, acknowledging that coverage details are not confirmed here.
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None of the listings reference passing any fire/life safety evaluations or certifications. Based on the absence of such statements, this is set to false by default, as there is no evidence in the remarks that an FLSE pass is a known selling point.
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 advertised in several different listings, with phrases like “primary suite… showcasing ocean views” and “private balcony with views of the ocean and Makakilo Park.” Current MLS data (2/20 listings marked OCEAN, despite 6/20 marked NONE) supports that only some units have this view, but confirms the building offers ocean-view homes. This is consistent with the building’s hillside Makakilo location and remarks about panoramic ocean views.
While no remark literally says “mountain view,” the complex is described as in upper Makakilo’s hills with “Mountain hospitality,” “fresh mountain breeze,” and “breathtaking views that Makakilo is renowned for.” Combined with 1/20 MLS listings checking a MOUNTA view, this suggests at least some units have mountain or mauka-facing views. The evidence is implied rather than explicit, so confidence is moderate rather than high.
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City views are directly mentioned in remarks describing a “picturesque view of Diamond Head and of the city from the primary bedroom,” indicating at least one city-facing unit. This aligns with MLS data showing 1/20 listings with CITY in the view field, even though several others are marked NONE. The evidence supports that buyers seeking city views can find such units in this building.
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Across 20 listings for this building, only 6 have the resident manager (RESMAN) amenity box checked, while the majority (14/20) do not. None of the public remarks mention a resident or on-site manager, even when describing community features in detail, so the sparse RESMAN checkmarks appear to be agent input errors rather than confirmation of a true on-site 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.