Queen Emma Gardens
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.
Queen Emma Gardens
Building Overview
Queen Emma Gardens in Downtown-Chinatown, a 1963 concrete building with pool and ocean/mountain views.
About Queen Emma Gardens
Queen Emma Gardens is located in the Downtown-Chinatown neighborhood. According to available records, the building was built in 1963 and is constructed of concrete with two elevators.
Based on MLS data, amenities include a pool, BBQ area, resident manager, and security guard. Units have window air conditioning and the property offers ocean, mountain, and sunset views.
Parking is available, covered, assigned, and includes guest parking. Pets and short-term rentals are not allowed. Management company is listed as unknown in the MLS. This information is based on MLS data; buyers should verify details with the listing agent or property 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
I searched all public remarks for explicit owner-occupancy numbers or phrases (e.g., '% owner occupied', 'owner occupied', 'majority owner occupied') and found none. There is no numeric owner-occupancy data in the remarks, so the value is unknown.
Multiple public remarks explicitly state each tower has two elevators (e.g., "Each tower offers ... two elevators"), which directly confirms the building has 2 elevators.
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
At least 4–5 listings across different towers say cable TV is included in the monthly maintenance (e.g., fees that “include cable TV” or a fixed cable charge billed via AOAO). MLS data (5/20 with CABTV) plus these explicit remarks indicate that building-arranged cable service is commonly bundled into the HOA charges, though one listing suggests some owners may opt out.
MLS checkbox OTCOEX appears on 16 of 20 current listings and at least ~6 public remarks explicitly note "maintenance fees include electricity" or "electricity is included in maintenance fees." Several other listings contradict this by saying electricity is sub‑metered and billed through the AOAO, indicating some agent copy/paste or unit-level billing differences. Overall evidence is moderately strong across multiple listings but not unanimous.
No analysis available
Most listings and remarks state unit electricity is sub‑metered and billed to owners (many explicit lines: "Electricity is sub-metered" / "billed monthly to owner"), and only a very small number claim electricity is included. MLS checkbox count (1/20) and widespread submeter notes indicate unit electricity is not included in maintenance fees for this building.
CURRENT MLS shows GAS in association_fee_includes for just 2/20 listings and there are no agent remarks mentioning 'gas included' or 'gas in HOA fees.' Given the lack of any supporting remarks and sparse MLS checkbox usage, conclude gas is not a building-level included maintenance item.
HOTWAT appears on 13 of 20 current MLS records and roughly ~8 public remarks explicitly list hot water as included (e.g., "Maintenance fee includes hot water", "Maintenance Fee includes water, hot water, & sewer utilities"). No listings show WTRHTR in inclusions (which would indicate unit-supplied hot water), so evidence across agents and MLS checkboxes is strong that hot water is included in the maintenance fee.
No analysis available
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SEWER is present on 14 of 20 current MLS records and approximately ~7 public remarks explicitly mention sewer being included (e.g., "Maintenance fee includes water, hot water, & sewer utilities", "Maintenance fee includes water, sewer and cable"). The evidence is consistent across multiple listings and agents, supporting a high confidence that sewer is included in maintenance.
WATER appears on 16 of 20 current MLS records and roughly ~10 public remarks explicitly say water is included (examples: "Maintenance fee includes water, hot water, sewer and cable", "Maintenance fee includes water, sewer and cable - $37.85/month"). The MLS checkboxes and repeated agent remarks provide strong, consistent evidence that water is included in the maintenance fee.
Very strong evidence: ~19 of 20 listings mention BBQ facilities with phrases like 'BBQ grills', 'BBQ areas', and 'BBQ/picnic area'. Mentions are consistent across many listings and appear as a standard amenity rather than an isolated claim.
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Moderate evidence: about 6–9 listings reference community gathering spaces (quotes: 'two Japanese-style tea houses', 'conference/meeting rooms', 'Cards Social Room'). While not always called a 'clubhouse', the reservable tea houses and meeting rooms function as community gathering spaces.
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Limited but repeated evidence: about 2–5 listings explicitly note 'dog walking with dog waste bins' or 'dog-friendly community'—indicating the property supports dog walking and pet amenities. However, there's not consistent language describing a fenced/dedicated dog park, so confidence is moderate.
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Strong evidence: roughly 8–11 listings mention meeting or conference rooms with phrases like 'Conference Room/Cards Social Room' and 'meeting room'. Multiple listings explicitly list 'conference/meeting rooms' and a 'mini-library', indicating shared meeting facilities are available.
Dozens of listings (approximately 45) explicitly mention a lanai, balcony, covered lanai, or private balcony — key phrases include "private lanai", "enclosed lanai", "covered lanai", and "balcony off the kitchen." Although only 5 of 20 MLS checkbox entries mark PATDEC/COVPAT, the consistent, multi-agent remarks across many listings indicate the building offers patios/decks/lanai to units; evidence is strong and widespread rather than isolated copy/paste.
Very strong evidence: ~20 of 20 listings reference walking/jogging paths with phrases like 'walking/jogging path', 'jogging/walking path', and '1/3 mile jogging path'. Mentions are widespread across listings and agents, confirming the building offers paths for walking/jogging.
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Substantial evidence: roughly 12–15 listings reference a recreation area or large amenity spaces (quotes include 'recreation area with a full kitchen', 'large recreation area', 'recreation/deck'). These are described as common areas for gatherings and events across multiple listings.
Moderately strong evidence: about 8–12 listings reference indoor recreation or social rooms and larger recreation areas (quotes include 'large recreation area', 'recreation area with a full kitchen'). Multiple listings note reservable tea houses and community gathering spaces, supporting inclusion.
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Multiple listings explicitly mention building storage: phrases include "storage lockers available for rent", "three additional storage areas", "extra storage closet", and "storage units for rent". These references appear in at least 6 separate public remarks across different agent listings, which along with some MLS checkbox entries indicates the building offers storage/lockers (evidence strong and repeated across multiple agents, not merely a single copy/paste).
While the remarks reference storage lockers available for rent and bicycle parking/storage areas, there is no explicit mention of surfboard storage or dedicated board storage. I searched for 'surfboard', 'board storage', and similar phrases and found none.
No analysis available
Strong evidence: multiple listings explicitly mention trash chute (quotes: 'Each tower offers laundry room, trash chute, and two elevators', 'mailbox, trash chute, and restroom facilities'), and MLS amenity checkboxes show near-universal inclusion, indicating a building-wide trash chute system.
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Extensive, consistent evidence that Queen Emma Gardens has shared swimming facilities: many current remarks state "swimming pool", "kiddy pool"/"wading pool", or "two pools" (matches prior MLS checkbox data of 19/20 listings). Mentions appear across multiple agent remarks rather than isolated copy/paste errors, so confidence is high that the building offers pools.
No analysis available
Remarks describe pools (adult pool, kiddie pool, wading pool) but contain no indication the pool is salt water. I searched for 'salt', 'saltwater', and related terms and found nothing.
No analysis available
Strong evidence across listings: at least 16 of 20 current MLS listings include the COMLAU amenity and many public remarks explicitly state "community laundry", "community laundry rooms" or "laundry rooms in each Tower". Mentions appear across multiple agent write-ups rather than a single outlier, supporting that the building provides shared laundry facilities.
The remarks repeatedly mention community laundry or laundry rooms but contain no language indicating payment is required (coin-op, quarters, card-operated, etc.). I searched for payment terms and found none.
Multiple remarks reference community laundry rooms and 'laundry rooms in each Tower' or 'community laundry area in each Tower'. I searched for phrases like 'laundry on each floor', 'laundry room on every floor', and 'floor-by-floor laundry' and found no explicit statement that laundry exists on every floor.
No analysis available
Strong evidence the building offers assigned parking: MLS metadata shows 18/20 listings with ASSIGN and many remarks explicitly say 'assigned parking' or '1 assigned and covered parking stall' (multiple agent remarks across listings). Evidence is consistent across agents and matches historical high-confidence data.
Clear, consistent evidence for covered parking: 19/20 MLS entries indicate covered parking and numerous remarks state '1 covered parking', 'covered stall', or 'large underground parking', confirming covered parking is offered building-wide.
Listings consistently mention assigned/covered/tandem parking stalls and assigned/reserved spaces, but none explicitly state parking is deeded or included in the deed. Because there is no explicit 'deeded' language in the public remarks, I did not mark this true.
No analysis available
I searched for 'parking fee', 'monthly parking', 'parking rental', and similar phrases. The remarks describe assigned and guest parking but provide no monthly parking fee amount or charge, so the value is unknown from these remarks.
Multiple listings explicitly reference guest parking—phrases include 'ample guest parking', 'plenty of guest parking', and 'guest parking is available'. MLS checkbox data (17/20) and repeated remarks provide strong support that guest parking exists.
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Tandem parking is offered for some units: although fewer listings (4/20) show TANDEM, multiple remarks specifically state 'tandem parking' or 'tandem stall' (e.g., 'Bonus 2 parking (tandem) stall', 'assigned covered tandem parking stall'), indicating tandem stalls are present for certain units.
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I looked for language indicating a parking waiting list or instructions to join one but found none; listings describe assigned/covered/tandem stalls and ample guest parking instead.
No analysis available
Multiple listings explicitly reference fob/keycard entry and fob-secured elevators, indicating the building uses card/fob access for security.
Strong, consistent evidence that the building provides on-site security: MLS data indicates SECGUA in 18/20 listings and numerous remarks explicitly state "24-hour security", "24/7 security", "security office staffed 24/7", or "security patrol". The feature appears repeatedly across many agents' remarks (not just isolated), so inclusion is well supported for buyer searches.
Listings repeatedly reference continuous security coverage and patrols, including wording such as '24-hour security' and '24-hr security patrol', supporting that a security patrol service operates on the property.
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Multiple listings (about 10 of ~20 recent postings) and MLS checkbox flags indicate units with window air conditioning. Public remarks include explicit phrases such as "two bedrooms with window A/C units", "newer window AC", and "A/C added to bedroom", showing the feature exists in some units across the building rather than being a single outlier.
18/20 current MLS listings have 'CONCRE' checked in construction materials (majority of agents). Public remarks do not explicitly say 'concrete' or 'reinforced concrete', but the strong, consistent MLS checkbox prevalence (18 listings) and prior high historical confidence indicate the building is concrete construction.
Only 6/20 current MLS listings have 'DOUWAL' checked and no public remarks (0 listings) reference double-wall or 'double wall' construction. Given the low historical confidence and absence of any explicit mentions in agent remarks, the available evidence implies double-wall construction is unlikely and the few MLS checks may be erroneous.
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MLS data shows slab checked in 3 of 20 listings, but none of the public remarks mention 'concrete slab' or similar. With sparse MLS checks and no supporting remarks, there is insufficient evidence to assert the building is generally on a concrete slab foundation.
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All listings describe Queen Emma Gardens as a multi-tower high-rise with underground parking and 8+ acres of above-ground gardens, pools, tea houses, and residential units, confirming that the habitable structures are built above ground. Two current MLS entries explicitly check an above-ground construction flag, and the building’s design and setting make above-ground construction effectively certain despite limited checkbox usage.
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I searched for 'short-term rental', 'vacation rental', 'STR', 'TVU', 'NUC', and '30-day minimum' language and found no statements allowing STRs. Per rules, absence of any STR mention leads to false with medium confidence.
I looked for 'hotel rental pool', 'hotel rental program', 'managed by hotel', and similar terms and found none. Because STR is not indicated as allowed, hotel-pool participation is set to false.
I searched for 'mandatory hotel pool', 'required to participate', 'must participate' and similar phrases and found no references. Since STR is not indicated as allowed, mandatory participation is false.
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At least one remark explicitly says the property is fee simple, meaning land-lease/leasehold does not apply. Therefore there is no lease expiry year to extract.
Multiple listings explicitly note the building is VA approved (e.g., 'VA Approved Bldg.'), indicating VA financing is accepted for units. I used those explicit mentions to set this to true with high confidence.
Numerous listings explicitly advertise "100% Hurricane Insurance Covered" / "100% hurricane insurance" across the remarks, clearly indicating the HOA/building provides full (walls-in) hurricane insurance coverage.
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I searched all public remarks for terms like 'fire life safety evaluation', 'FLSE passed', 'passed fire inspection', 'fire safety certified', and 'life safety compliant' and found no references. Because there is no explicit statement, this field is marked false with medium confidence (absence of mention does not prove failure).
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
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Numerous listings explicitly mention mountain/mauka/Punchbowl/Diamond Head views (examples: "city and mountain views", "mountain, sunset, and city views", "views of Punchbowl"). Evidence is consistent across many unit remarks and towers, matching the prior High-confidence historical record that mountain views are offered in building units.
Multiple current listing remarks (approximately 15 listings) explicitly mention Diamond Head — phrases include 'breathtaking DH and partial ocean view', 'Views of Diamond Head from living area', and 'facing Diamond Head'. The Diamond Head references appear across different agent remarks and towers (Queen Tower/King Tower/Prince Tower), indicating consistent building-level availability rather than isolated copy-paste errors.
City views are repeatedly mentioned across listings (examples: "city views", "City View unit", "city lights at night"). The recurrence across many agent remarks and units confirms the historical High-confidence assessment that the building offers city-view units.
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Multiple unit remarks (dozens across the provided listings) explicitly reference garden or courtyard views and landscaped grounds — e.g., "relaxing view of the garden and koi pond", "overlooks the beautifully landscaped gardens", and "serene garden setting." Historical confidence was High and current agent remarks consistently describe the park-like 8+ acre gardens and koi ponds, indicating strong, building-level garden views for buyers.
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Some units are advertised as being on the 'preferred east-facing side of the [King] Tower', which is the classic orientation for morning sun and sunrise-type exposure. Although agents focus more on breezes and views than explicitly saying 'sunrise', this orientation indicates that sunrise views are available from at least part of the building. Given this directional detail, it's reasonable to include sunrise/eastern exposure as an available view type, though with slightly lower confidence than city/mountain/garden views.
Sunset views are explicitly stated in multiple listings (examples: "mountain, sunset, and city views", "panoramic views of the mountains, ocean, sunset"). The repeated explicit mentions across different listings provide strong confirmation that some units offer sunset/western exposure.
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Several listings explicitly state residents can view the Hilton Hotel Friday fireworks from the building/units. Phrases like 'Hilton Hotel fireworks every Friday!' indicate the fireworks are visible from the property.
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High-confidence evidence that Queen Emma Gardens has an on-site resident manager: historical MLS data showed RESMAN checked in 17/20 listings and current remarks across numerous listings explicitly state "on-site Resident Mgr.", "Resident Manager in King Tower", and "resident managers office." Mentions appear across multiple agent remarks rather than being isolated copy/paste, giving strong corroboration that the building maintains on-site management.
No analysis available
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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.