Palms Inc

MLS data is unanimous (21/21 listings) that the building was constructed in 1968. No listing remarks conflict with or modify this construction year.

Across 21 listings, the highest reported unit floor is 17. Penthouse listings are described as 'perched on the top floor' with no higher floors mentioned, so the building is effectively 17 stories tall.

No remarks across 21 listings state the total number of units in the building, and MLS unit count data is unusable (all zeros). There is insufficient evidence to estimate the building’s total unit count.

Searched for explicit owner-occupancy mentions such as '80% owner occupied', 'majority owner occupied', or percentage figures. Listings discuss rental potential and investors but provide no numeric or qualitative owner-occupancy information. No numeric value can be inferred from the remarks.

Searched all public remarks for explicit counts or phrases like '4 elevators', 'four elevators', or 'multiple elevators'. No elevator count or reference was found. Building is 17 stories so elevators are likely, but there is no explicit numeric evidence in the remarks and numeric fields must not be guessed.

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.

One remark notes 'three window AC units with an extra $165/month AC fee,' and AC is otherwise referenced as individual window units rather than central building AC. With just a single MLS checkbox versus multiple remarks indicating separate AC charges, central AC included in fees appears to be an agent error rather than a real building feature.

Strong, building-wide evidence: 19 of 20 current MLS listings list CABTV and numerous remarks explicitly say 'cable TV' or 'cable' is included in maintenance fees (e.g., 'Maintenance fee includes: ... cable tv'). This appears consistent across multiple agents rather than an isolated copy/paste error.

Moderately strong evidence: 15 of 20 MLS records include common area/other common expenses and several remarks say maintenance covers 'common expenses' or 'all utilities', indicating building fees include common area electricity/expenses across many listings.

The building is consistently marketed as a 'condo' and 'VA-approved,' with no reference to co-op structure or co-op tax obligations in any remarks. Given that just one MLS entry checked COOTAX, this is best interpreted as an isolated input error rather than evidence that co-op taxes are included.

Very strong and consistent evidence: 19 of 20 MLS listings include ELECTR and numerous remarks explicitly state the maintenance fee includes electricity ('Maintenance fee includes: electricity', 'INCLUDES electricity'), indicating electricity is included building-wide.

Agents repeatedly list what the maintenance fee covers—electricity, water, sewer, cable, internet, hot water, and common expenses—but never gas. With explicit enumerations of included utilities that consistently omit gas and zero MLS flags, it is very likely that gas is not included in the maintenance fees.

Good evidence that hot water is included: 16 of 20 MLS listings include HOTWAT and several agent remarks explicitly list 'hot water' as part of the maintenance fee ('Maintenance fee includes: ... hot water'), with no WTRHTR mentions suggesting building-supplied hot water.

Solid evidence: 14 of 20 MLS listings include INTSER and several remarks explicitly list 'Internet' or 'Internet and cable' as part of the maintenance fee, indicating internet service is commonly included.

The building is described as centrally located in Waikiki near International Market Place, shops, and Waikiki Beach, but there is no mention of marina facilities or boat-related amenities. Combined with the complete absence of MARINA in MLS fee-includes data, this strongly indicates that marina fees or access are not part of the maintenance fee.

Very strong, building-wide evidence: 19 of 20 MLS listings include SEWER and multiple remarks explicitly list 'sewer' as part of the maintenance fee ('Maintenance fee includes: ... sewer'), consistent across agents and listings.

Very strong evidence: 19 of 20 MLS listings list WATER and many remarks explicitly state water is included in the maintenance fee ('Monthly fees include water', 'maintenance fee covers all utilities'), indicating building-wide inclusion.

Strong evidence the building offers BBQ facilities. At least 3 separate public remarks explicitly reference BBQ (e.g., "BBQ grill", "Pool, BBQ and just updated lounge chairs", "Amenities include BBQ area and pool"), and historical MLS data showed 19/20 listings listing BBQ in amenities, indicating consistent reporting rather than a single agent copy/paste.

No listing remarks reference bike storage, bike rooms, or bicycle facilities, and 0/20 listings select BSTORAG in amenities. This consistent lack of mention across many agents and timeframes is strong evidence that the building does not provide dedicated bicycle storage facilities.

Although units have views of the Ala Wai Canal and are near the ocean, there is no indication of an on-site marina or boat docking facility. The absence of any such mentions and no MLS marking indicate the building does not have a boat dock.

Parking is mentioned (covered and assigned stalls), but no listing notes any car wash station or auto wash facility on the premises. The absence of MLS and narrative evidence indicates there is no car wash amenity.

The remarks never reference a clubhouse, club house, or community center-type facility. With no MLS indication either, it is very unlikely that the building has a formal clubhouse amenity.

Agents consistently describe the property’s management and security features without ever mentioning concierge or front desk services. Given that concierge service is a premium amenity that would typically be highlighted, its absence from both MLS checkboxes and remarks indicates the building does not offer concierge service.

Multiple listings highlight that the building is “pet friendly,” but none mention a dedicated dog park or dog run. With MLS data also not marking a dog-park amenity, the building appears to allow pets but does not offer a specific dog park area.

Listings emphasize a Resident Manager, secured building, and secured garage, but never a staffed doorman or lobby attendant, which is usually a major marketing point when available. The complete lack of both MLS and remark references makes it highly likely the building does not have a doorman service.

Across all provided remarks, there are no references to an exercise room, fitness center, or gym. Combined with 0/20 MLS listings checking the exercise-room amenity, this strongly suggests the building does not offer a shared exercise facility.

Despite detailed descriptions of lifestyle and location, none of the remarks refer to limousine service, a house car, or similar courtesy transportation. With no MLS support, the building almost certainly does not offer limo or car service.

None of the unit descriptions mention a meeting room, conference room, or hospitality/community room. The MLS data also lacks this amenity, indicating that the building does not provide a dedicated meeting room.

Strong evidence across multiple listings that the building offers patios/decks: at least a dozen remarks reference outdoor spaces (examples: "548 sq. ft. wraparound lanai/patio", "cooling trade winds from the lanai", "enclosed lanai", "82 sq ft open lanai", "open deck with a pool"). Mentions appear in listings from different agents and include both standard unit lanais and large penthouse wraparound lanais, indicating the feature is building-level and widely available.

The remarks emphasize walking distance to beaches, shops, and attractions but do not describe any on-site jogging or walking paths. With no MLS indication, a dedicated jogging path or fitness trail is very unlikely to exist in the building complex.

There are no references to a playground, children’s play area, or tot lot in any remarks. The absence of both textual and MLS evidence indicates the building does not provide a playground amenity.

Across all provided listings, outdoor space is always described as lanais, patios, or an open deck, never as a yard or private yard. MLS data also has no entries for a private yard amenity, so this feature is very likely absent for this building.

Remarks refer to views of the Ala Wai Golf Course and proximity to golf, not an in-building putting green. Combined with the lack of MLS checkmarks, there is no evidence of a putting green amenity at the building.

A listing notes, “Relax just steps away on the second floor open deck with a pool, BBQ and just updated lounge chairs,” clearly describing a shared amenity deck. Combined with an MLS entry marking RECARE, this supports the existence of a common recreation/amenity area in the building.

None of the listings mention a recreation room, game room, or multi-purpose/entertainment room within the building. The absence of both textual mentions and MLS checkmarks indicates there is no shared recreation room.

The building is repeatedly described as being close to “restaurants,” “dining,” and the Waikiki strip, all clearly off-site neighborhood amenities. Since there is no mention of an in-building restaurant and no MLS flag, the property does not appear to host its own restaurant.

References to wrap-around lanais and penthouse views describe private outdoor spaces, not a common rooftop amenity. Since neither remarks nor MLS data indicate rooftop access or a roof deck, a shared rooftop feature is very unlikely.

Amenity descriptions focus on the pool, BBQ, and deck but never mention a sauna or steam/heat room. With no supporting MLS data, it is very unlikely that the building includes a sauna.

At least one listing's public remarks explicitly notes "Unit also has storage off the lanai." MLS checkboxes currently show storage in 1 of 20 listings' amenities and 1 of 20 listings' unit features, and historically two listings indicated storage. Evidence comes from a small number of listings (could be unit-specific or limited common storage), but the explicit penthouse remark plus prior entries provide strong support that the building offers storage/lockers.

The public remarks describe location, views, pool, BBQ area, pet-friendliness, resident manager, and general storage off a lanai for a penthouse, but do not reference any dedicated surfboard storage. I specifically searched for terms like surfboard storage, board storage, and surf storage. In the absence of any such mentions, it is moderately likely that the building does not offer dedicated surfboard storage.

Remarks note that a “Golf Course and Tennis Court are just 10 minutes drive,” describing nearby public facilities rather than building amenities. With no explicit references to on-site tennis courts and no MLS checkboxes, the building very likely does not have its own tennis court.

Implied evidence the building has a trash/garbage chute: 16 of 20 current MLS listings include a trash chute amenity, but none of the public remarks mention it explicitly. Given the medium historical confidence and lack of contradictory remarks, the feature is likely present but not directly confirmed in agent remarks.

Parking is repeatedly described as assigned or covered stalls in a secured garage, with no reference to valet service in any listing. Given the consistent self-parking language and lack of MLS valet entries, the building almost certainly does not offer valet.

Across all provided remarks there is no mention of a gated entry, perimeter fence, or walled compound, despite frequent discussion of other features like pool, BBQ, and secured garage. The single MLS checkbox selection against otherwise consistent text strongly suggests the property is not fully enclosed by a wall or fence, and that the outlier is likely an agent error.

Multiple listings mention a swimming pool, but none specify a hot tub or whirlpool component. Given the lack of explicit mention and no MLS checkbox, the building likely has only a pool and no whirlpool amenity.

Strong, consistent evidence across listings that the building has a shared swimming pool. At least 6 separate remarks mention the amenity with phrases like "swimming pool", "Pool on property", and "open deck with a pool, BBQ"; language appears across multiple agents rather than being a single copy/paste instance.

While several listings clearly confirm the presence of a pool, none of the 20 listings describe it as 'heated' or use any similar term, and no MLS heated-pool flags are set. Because heated pools are usually called out in marketing remarks when available, the consistent omission across all listings indicates the building’s pool is not heated.

All public remarks were searched for terms like 'salt water pool', 'saltwater pool', 'salt pool', or 'saline pool'. While the building clearly has a pool, there is no indication that it is a salt water system, so this is marked as not present with moderate but limited confidence.

All 20 current MLS listings list washer/dryer as inclusions and numerous public remarks explicitly mention in-unit laundry (quotes: "in-unit washer and dryer", "new washer/dryer", "Washer and Dryer in unit"). Evidence is consistent across many agent listings and aligns with the prior high-confidence data, indicating the building offers units with in-unit laundry.

No listing remarks mention a shared or community laundry room, coin laundry, or laundry on each floor, and MLS amenities data shows 0/20 listings with community laundry checked. Given that multiple listings instead emphasize in-unit washer/dryers, the evidence points to the absence of separate community laundry facilities in this building.

Remarks were searched for terms like 'coin laundry', 'coin-op', 'card operated', or 'paid laundry'. Since no community laundry is mentioned at all and no payment method for laundry is described, the building is assumed not to have paid community laundry facilities.

Public remarks were checked for phrases like 'laundry on each floor', 'laundry room on every floor', or similar references to shared laundry facilities. All laundry mentions are in-unit only, with no indication of community laundry on every floor, so this feature is assumed not present.

Both historical and current MLS data strongly indicate that this building provides parking, with all 20 current listings showing some form of parking and none marked as having no parking. Public remarks from numerous different listings mention specific parking arrangements like covered or assigned stalls (e.g., “1 covered parking stall,” “assigned covered parking stall,” “This unit comes with one parking stall”), suggesting this is a consistent, building-wide feature rather than an isolated case. Given the volume and consistency of references across agents and time, the existence of parking in this building is confirmed with very high confidence.

High consistency across listings: MLS data indicates 18 of 20 listings mark assigned parking and multiple remarks explicitly say 'assigned parking stall' or 'one assigned covered parking stall.' Evidence appears in listings from different agents and across unit types, indicating this is a building-level offering rather than isolated agent error.

High-confidence evidence that the building offers covered parking: historical MLS checkbox data lists covered parking in 17 of 20 listings, and at least 9 current public remarks explicitly state phrases like '1 covered parking', 'covered parking stall', 'secured, covered parking', and 'covered space'. Mentions appear across multiple listings/agents and consistently describe an assigned covered stall or garage.

Listings consistently describe assigned/covered parking stalls or 'parking included', but none explicitly state 'deeded' or 'owned' parking. Based on the language in the remarks, parking appears assigned/included rather than deeded.

Across 20 current listings, not a single one checks an EV charging-related MLS code, and remarks that carefully describe utilities, pool, BBQ, and secured garage never mention EV or charging. Given how prominently such a feature is typically advertised, its complete absence strongly indicates the building does not offer EV charging stations at this time.

Searched for terms like 'parking fee', 'monthly parking', 'parking rent' and found no explicit parking charge. Because parking is repeatedly described as included/assigned, there is no evidence of a separate monthly parking fee in the remarks.

Remarks highlight many amenities—pool, BBQ, secured building, pet-friendly, and assigned covered stalls—but do not mention guest or visitor parking even once. Combined with 0/20 MLS listings showing GUEST in parking_features, this suggests the building does not provide dedicated guest parking stalls.

There is clear but somewhat less frequent confirmation of secured parking: 8 of 20 MLS listings include the secured-entry flag and multiple remarks mention 'secure/secured parking' or 'secured garage.' While not every listing mentions security, the repeated agent statements and MLS flags provide good evidence the building offers secured-entry parking.

Listings that mention parking uniformly describe “1 parking stall,” “1 covered parking,” or “1 assigned covered parking stall,” with no indication that any are tandem-style. The absence of TANDEM in 0/20 MLS records supports the conclusion that tandem parking is not a building feature.

Despite extensive marketing language about location, amenities, and convenience, none of the 20 listings mention valet parking or an attendant. In a Waikiki building where such a service would be a major selling point, its total absence in remarks and MLS codes strongly indicates valet parking is not offered.

Looked for 'parking waitlist', 'waiting list', or limited parking language; none found. Multiple listings emphasize an assigned parking stall per unit, suggesting no waitlist is referenced in the public remarks.

The building is described as a 'secure mid-rise' but without any mention of key or fob access to elevators, which is a feature agents typically highlight when present. The consistent absence of both textual mentions and the related MLS amenity strongly indicates there is no keyed or fob‑access elevator security system.

Remarks were reviewed for terms such as key card access, fob access, card reader, electronic access, and keycard entry. None were found, so a card/fob access system cannot be confirmed and is assumed not present based on available information.

MLS amenity checkbox indicates security guard in 7 of 20 listings and historical confidence was high; however, zero public remarks explicitly say "security guard," "24-hour security," or "on-site security personnel." A few listings note a "secured building," "secure, covered parking," or a "Resident Manager," which could imply on-site security but is not explicit.

Listings were checked for any indication of a security patrol or roving security service and none were mentioned. In the absence of explicit evidence, security patrol is assumed not present.

Agents repeatedly market security in terms of a secured building and secured garage, but never reference security cameras or a video system. Combined with the complete absence of the SECSYS checkbox in current MLS data, this strongly suggests the building does not offer building‑wide video surveillance as an amenity.

No listing remarks reference 'central AC', 'central air', or HVAC despite many detailed descriptions, including penthouse units where such a feature would be strongly marketed. Only 1 of 20 MLS records flags a central AC checkbox with no supporting language, while other remarks instead call out window AC units and cooling breezes. This pattern suggests central AC is not a building feature.

None of the 20 listings mention split, ductless, or mini-split AC in the remarks, even where other upgrades are described in detail. Only 2/20 have an MLS split-AC checkbox with no narrative support, which is weaker evidence than the consistent silence in remarks. This suggests split AC is not a meaningful or verified feature of the building at this time.

Multiple MLS entries (8 of 20) include ACWIUN in inclusions, and at least one public remark explicitly states the unit has "three window AC units" with an extra $165/month AC fee. While some listings reference cooling trade winds or that electricity/AC is included in maintenance, the explicit mention combined with repeated MLS checkbox usage across agents provides strong evidence that some units have window air conditioning units.

Strong, consistent MLS evidence that the building is concrete: 19 of 20 current listings list construction_materials=CONCRE and historical records showed 18 of 20. None of the public remarks explicitly describe a different construction type (no mentions of wood frame, steel, or recent reconstruction), and the consistency across many listings/agents indicates this is a building constructed of concrete.

Limited and mixed evidence: 2 of 20 current MLS listings list construction_materials=DOUWAL while the vast majority list CONCRE (19/20). No public remarks reference double-wall construction; this appears only in a few agent-entered checkboxes and is therefore possible but not well-documented.

None of the 20 listings mark hollow tile as a construction material, and no remarks describe hollow tile or similar construction. This absence across all agents indicates the building is not considered hollow-tile construction.

A small minority of listings (3 of 20) mark masonry/stucco, but the vast majority do not and instead specify concrete construction. With no corroborating language in remarks, the evidence is insufficient to treat masonry/stucco as a defining construction type for this building.

None of the 20 listings identify steel frame construction, and 18/20 instead specify concrete. The remarks focus on views, amenities, and location with no hint of steel framing, so steel frame construction can be ruled out with high confidence.

A small subset of listings (4 of 20) mark slab construction, but most do not and there is no explicit reference to a concrete slab or similar foundation in public remarks. Given the instructions to omit weak, inconsistently checked features, slab construction is not confirmed at the building level.

No analysis available

No listings indicate wood frame construction in the MLS data (0 of 20) and the property type and location are consistent with concrete high-/mid-rise construction. Remarks never mention wood framing, supporting that this is not a wood-frame building.

Only a minority of agents selected the above-ground construction option (3 of 20), and no listing text references this as a defining structural attribute. Given the lack of consistent MLS marking or remarks, this feature is not reliably supported and is omitted.

No listing describes the building as brick or brick-and-mortar and the brick checkbox is never selected in MLS. Given the prevalent identification as a concrete structure, brick construction is very unlikely.

No listings indicate single-wall construction, and the building form (a mid-rise condo) does not match typical single-wall structures. Remarks never allude to single-wall or older plantation-style construction, so this can be confidently excluded.

Searched for 'short-term rental', 'STR', 'vacation rental', '30-day minimum', 'TVU/NUC' and found none. While the remarks promote rental/investment potential (e.g., rent one side), there is no explicit statement that short-term (vacation) rentals are permitted, so STR allowance is not indicated.

Searched for 'hotel rental pool', 'hotel rental program', and hotel-managed language; found none. Because STR allowance itself is not indicated, there is no evidence of hotel rental pool participation.

Looked for 'mandatory hotel pool', 'required to participate', or language indicating cannot opt out and found none. Without any evidence of a hotel rental pool or STR program, there is no indication of mandatory participation.

Across 21 listings, there are zero references to leasehold terms, lease rent, or lease expiration, while multiple agents emphasize the building is VA-approved. This strongly indicates that units in this building are Fee Simple; no Leasehold units are evident in the current data.

Leasehold status is never mentioned in any of the 21 remarks, and no listing describes lease rent or lease expiration, which are standard disclosures for LH properties. Given this consistent absence and VA-oriented marketing, the building very likely does not have Leasehold units.

Searched remarks for phrases like 'lease expires', 'land lease to', 'leasehold expiring in' and for 4-digit years; found no references to a leasehold or lease expiry year. Therefore the lease expiry is unknown from the remarks.

Several listings explicitly state the building/unit is VA-approved (e.g., 'VA-approved', 'Condo is VA approved!'), indicating VA financing is accepted for units in this building. This is directly supported by multiple remarks.

Several listings explicitly state full/hurricane insurance (e.g., '100% hurricane insured', 'Full hurricane insurance'), indicating the HOA carries walls-in/full building coverage. Because the feature is explicitly mentioned multiple times, this is reported true with high confidence.

No listing remarks across 21 units reference fire sprinklers, and the MLS fire-sprinkler amenity is never marked. This consistent pattern strongly suggests the building does not have a fire sprinkler system.

Searched for mentions such as 'fire life safety evaluation passed', 'FLSE passed', 'fire safety certified', and similar language. There are no references to a fire/life safety evaluation or pass status in the public remarks; absent any mention and with no current value provided, the field is set to false with medium confidence.

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

At least four remarks describe ocean views, including 'panoramic views of the ocean' from penthouse units and 'peek-a-boo Pacific Ocean views' from a mid-floor unit. Current MLS data shows 4 of 20 listings tagged with OCEAN, suggesting that multiple units in the building offer ocean views.

Mountain views are consistently advertised for this building. Historical MLS data lists mountain (MOUNTA) in 8/20 listings, and current remarks include phrases like "mountain /canal views", "scenic mountain views", and "Koolau mountains" across multiple listings, indicating strong, multi-agent confirmation.

Evidence for Diamond Head views is limited but present: a unit is described as a 'Diamond Head side corner unit', and DIAHEA appears in 1 of 20 MLS view tags. This suggests that some oriented, higher-floor units in the building likely have Diamond Head views.

One penthouse is advertised with 'panoramic views of the ... city skyline', and city views are consistent with the building’s central Waikiki location. With CITY checked in 11 of 20 MLS listings, city views are clearly a prevalent feature.

Ocean views are noted but always as 'ocean' or 'Pacific Ocean' rather than 'coastline' or 'shoreline' vistas. With COASTL unused across all current MLS entries, coastline view is not a distinct or advertised view category for this building.

Across all provided remarks, views are described in terms of ocean, mountains, city, Ala Wai canal, and golf course, with no references to garden or courtyard vistas. With the GARDEN checkbox unused in 20/20 MLS records, garden views appear not to be a defining feature of this building.

Golf course views are mentioned for this building. Historical MLS data shows GOLCOU in 1/20 listings, and current remarks include explicit phrases like "Ala Wai Golf Course" and "golf course view" (e.g., "Mauka to Makai views...Ala Wai Golf Course"), providing sufficient evidence that some units offer golf course views.

Marina/canal views are advertised for the building. Historical MLS data lists MARCAN in 5/20 listings, and current remarks include explicit references such as "Ala Wai canal", "canal views", and "views of Ala Wai canal" in several listings, showing consistent multi-listing confirmation.

Marketing language focuses on 'breathtaking sunsets' and other view types but never mentions sunrise or morning sun. Given that SUNRIS is unchecked in all 20 MLS records, the building is not promoted as offering special sunrise views.

Multiple sources indicate the building offers sunset views: 3/20 MLS view_descriptions currently list SUNSET, and current remarks for at least one high-floor/penthouse unit explicitly advertise "breathtaking sunsets" and panoramic ocean/makai views. Evidence is present across different listings (not limited to a single small-owner note), so buyers seeking sunset views would find relevant units in this building.

There are no references to cemeteries or similar features in any of the marketing remarks. Coupled with zero MLS listings checking CEMETA, it is highly likely that no units in this building have cemetery views.

Listings describe various views (ocean, mountains, golf course, canal, city skyline) but never reference fireworks or Friday night shows. Given this absence across many detailed view descriptions, fireworks views are unlikely.

No analysis available

Several independent remarks call the building 'pet friendly' or 'pet-friendly' and emphasize a pet-friendly environment, with no contrary language. With no 'no pets' restrictions in MLS data, the evidence strongly supports that pets are allowed in this building.

Historical MLS data indicates 16 of 20 listings had RESMAN checked. Current remarks explicitly state phrases like "Secured building with Resident Manager" and "hosts a very resourceful resident manager" (appearing in multiple listings), supporting inclusion of a resident manager as a building feature; evidence is consistent across agents and aligns with prior high-confidence data.

Remarks focus on conventional condo ownership and VA approval, with no references to hotel management, front desk, or a hotel rental program. Combined with 0/20 MLS entries for condotel style, this strongly suggests the building is not a condotel.

The building is consistently marketed as a condominium (e.g., '2 bedroom 2 bath condo') and never as a co-op or cooperative, with no mention of shares or co-op tax structures. The lone COOTAX flag in MLS is outweighed by numerous condo references and VA loan eligibility, so it is best treated as a condo, not a co-op.