Queen Emma Gardens

No analysis available

MLS listings reach floor 23, with 95/103 floor fields agreeing with unit-number floors, and the county records 23 floors. No penthouse listings are present, but the available evidence supports 23.

The county's reconciled unit count and residential CPR count both report 589, and the parcel contains only one building record. The stored value is supported.

The remarks mention suitability for owner-occupants, investors, renters, and tenants, and identify some units as tenant-occupied. However, they provide no building-wide owner-occupancy percentage, so the value remains unknown.

The remarks directly confirm two elevators in each tower, matching the current value of 2. Additional remarks reference secured elevator entry and parking near the elevators, but do not contradict the stated count.

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 TV inclusion is supported by multiple listings across the building, with several remarks explicitly saying maintenance fees include cable TV or listing a separate cable charge bundled into the fee. The evidence appears consistent across different agents and towers, suggesting a building-level feature rather than a one-off copy/paste error.

At least 14/20 current listings include OTCOEX, with explicit remarks such as "Maintenance fee includes water, sewer, & common area expenses" and "hot water, water, sewer, tv cable and other common area expenses." This is supported across multiple listings and agents, although unit electricity is generally sub-metered and billed separately.

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.

I do not see evidence that gas is included in the HOA/maintenance fees. The remarks consistently discuss water, sewer, hot water, and electricity, but gas is not mentioned, and the MLS indicator is sparse at 2/20 listings.

Hot water is strongly supported by 13/20 current MLS records and repeated remarks including "maintenance fees include water, sewer, hot water" and "maintenance fee includes hot water, water, sewer, tv cable." Although 2/20 listings contain WTRHTR, the broader evidence across multiple agents confirms building-supplied hot water is generally included.

Internet inclusion is not consistently supported: only 1 of 20 current listings checks INTSER, and no remark explicitly says "internet included" or "internet in HOA." The reference to high-speed fiber and common-area WiFi appears to describe availability rather than a fee-included service, so this is omitted as a likely MLS checkbox error.

No analysis available

Sewer is included in 13/20 current MLS records and is explicitly described in several remarks, including "Maintenance fees include water, sewer, hot water" and "Maintenance fee includes water, sewer and cable." The evidence is repeated across different listings and strongly confirms inclusion.

Water is included in 14/20 current MLS records, with repeated remarks such as "Maintenance fees include water, sewer, hot water" and "Maintenance Fee includes water, sewer, & common area expenses." The consistency across many listings and towers provides strong confirmation.

BBQ amenities are confirmed across essentially all listings, with repeated references to 8 BBQ areas, grilling stations, charcoal grills, and picnic sites. The consistency across many remarks and the 20/20 MLS presence indicates a strong, building-wide amenity rather than isolated copy-paste.

No analysis available

No analysis available

There is no corroborating remark evidence for a car wash facility in this building. Despite a small amount of MLS checkbox support, the current remarks repeatedly describe other shared amenities and never reference a car wash, auto wash, or wash station. This looks like a likely MLS data error or unchecked copy-paste entry.

The property offers clubhouse-like shared facilities, with multiple listings mentioning tea houses for private gatherings, conference or meeting rooms, and community/social rooms. Although the exact word "clubhouse" is uncommon, the historical high confidence and repeated descriptions support including the feature.

No analysis available

Several listings confirm a designated pet area rather than merely allowing pets, using phrases such as "dog-walking area," "dog walking path," and "dog walking with dog waste bins." This satisfies the broader pet-area definition, though evidence is less universal than for BBQ or paths.

There is no meaningful remark-level evidence that the building has a doorman or lobby attendant. The only MLS signal is 1/20 listings with DOORMA, while the remarks repeatedly focus on security personnel and never mention a doorman, so this feature is best treated as absent.

No analysis available

No analysis available

Multiple listings directly reference a "conference room," "conference/meeting rooms," "meeting room and mini-library," or "conference and social rooms." The repeated detailed descriptions across different listings confirm that residents have access to meeting or conference facilities.

Numerous listings explicitly mention private outdoor space, including “spacious covered lanai,” “enclosed lanai,” “private lanai,” “balcony,” and a “110 SF lanai.” The feature is confirmed across many different listings and agents, not merely by checkbox data, so Queen Emma Gardens should retain patio/deck as a building-supported feature.

Walking and jogging paths are documented in at least 18 listings, with repeated phrases including "walking/jogging paths," "strolling paths," and "1/3 mile jogging path." The high MLS frequency and consistent independent remarks make this a well-established building amenity.

No analysis available

No analysis available

No listing remarks mention a "putting green," "golf putting green," or related practice area despite extensive descriptions of the property's amenities. The lone current MLS checkbox entry lacks corroboration and should be treated as incorrect unless independently verified.

The listings repeatedly describe shared recreation spaces, including an explicit "recreation area with a full kitchen," "recreation areas," a "large recreation area," and an "amenity deck with swimming pools." These references are consistent with the property's extensive common grounds and appear across multiple agents.

At least 6 listings identify recreation or shared social spaces, including "recreation areas," "conference and social rooms," "Cards Social Room," and a "large recreation area." The repeated descriptions across different listings support a shared recreation-room amenity.

No analysis available

No analysis available

No analysis available

At least 5 current listings explicitly mention building storage availability or rentable storage, including "if available, storage units for rent" and "storage lockers available for rent." Several additional listings describe unit-level storage, such as "extra storage," a "high ceiling storage" area, and a "spacious storage closet," confirming that storage is offered across the building rather than appearing as isolated copy-paste.

The listings mention general storage lockers, extra storage, and bicycle parking in some places. They do not specifically identify surfboard or board storage facilities.

No analysis available

Trash chutes are directly confirmed in multiple remarks, including "trash chute access" and "Each tower offers laundry room, trash chute." Combined with the 19/20 current MLS rate, the evidence strongly supports a building-wide trash chute system.

No analysis available

No analysis available

No listing remarks support a whirlpool or hot tub amenity. Across many remarks, the building is described with swimming pools, kiddie pools, wading pools, and tea houses, but never with a spa, jacuzzi, or hot tub. Based on the repeated absence of any such mention, this feature appears not to exist despite the prior MLS checkbox signal.

The pool feature is strongly validated across the building: well over 20 current remarks mention pools, including “two swimming pools,” “adult swimming pool,” “lap pool,” “swimming and wading pools,” and “pool and kiddie pool.” These descriptions appear across numerous listings and towers, not merely a single copied remark, and align with the 19/20 current MLS amenity records.

No analysis available

Multiple listings confirm adult, lap, swimming, and kiddie pools. Searches for saltwater or saline pool terminology found no evidence that the pool is salt water.

There is only one current listing indicating in-unit laundry, and none of the remarks explicitly say 'washer/dryer in unit,' 'in-unit laundry,' or similar. Because the evidence is sparse and not reinforced across multiple agents or remarks, confidence is low that this is a building-wide or commonly available feature.

Community/shared laundry is confirmed across many independent listings, with well over 15 listings mentioning it or clearly describing laundry rooms in each tower. Key phrases include “community laundry facilities,” “large community laundry rooms,” “there are laundry rooms in each tower,” and “community laundry area in each Tower,” making this strong building-level evidence rather than an isolated checkbox or copy-paste error.

The remarks clearly describe community laundry facilities. Searches for coin laundry, laundry fees, quarters, card-operated laundry, and other payment requirements found no evidence that residents must pay.

Community laundry is repeatedly confirmed, including statements such as "There are laundry rooms in each tower" and "Community laundry area in each Tower." The remarks do not establish floor-by-floor laundry, so the stricter every-floor feature is not confirmed.

Parking is clearly a building-level feature. Across the remarks, dozens of listings mention parking in some form, including phrases like "1 covered parking," "assigned covered parking stall," "2 covered parking stalls," and "1 indoor garage parking." The evidence is consistent across many agents and towers, so confidence is very high.

Assigned parking is strongly confirmed across many independent listings, well beyond the historical high-confidence evidence. Numerous remarks explicitly state “assigned,” “covered assigned,” “assigned tandem,” or “reserved parking,” so this is a reliable building feature rather than an isolated checkbox or copy-paste error.

Covered parking is consistently documented across many listings and agents, including explicit references to one or two covered stalls, indoor garage parking, underground parking structures, and a parking garage. The repeated detailed remarks strongly confirm that the building offers covered parking.

The listings consistently mention parking stalls, including assigned and covered stalls, but do not use deeded-parking language. Parking therefore cannot be confirmed as deeded from the public remarks.

No analysis available

Remarks describe included, assigned, covered, tandem, garage, resident, and guest parking. Searches for a recurring parking charge found no evidence of a parking fee.

Guest parking is consistently described throughout the listings, with repeated phrases such as “ample guest parking,” “guest parking is available for visitors,” and “lots of visitor parking.” The feature is supported across many listings and appears to be a genuine building amenity rather than an isolated checkbox.

Secured access is explicitly or strongly implied in multiple listings through references to FOB-controlled entry, fob-secured elevators, security cameras, and secured entry. Only 3 of 20 current MLS records explicitly mark the feature, and some remarks describe general building security rather than the garage specifically, but the historical high-confidence evidence and repeated access-control references support inclusion.

Tandem parking is clearly offered for some units and should be retained as a building feature. Several listings independently describe tandem stalls, including assigned covered tandem parking and two covered tandem spaces.

No analysis available

The listings frequently mention assigned resident parking and ample guest parking. None indicates that residents must join a waitlist to obtain parking.

No analysis available

Multiple listings directly confirm FOB-controlled building or elevator access. These repeated remarks provide strong evidence of a card/fob security system.

Security service is overwhelmingly documented across the building: well over 18 listings reference phrases such as “24-hour security,” “24/7 security,” “security patrol,” “on-site security,” or a security office staffed around the clock. Multiple remarks add operational detail, including “24/7 security patrol,” “security office equipped with closed-circuit cameras,” and “24/7 on site security and video,” confirming this is a building-wide amenity rather than an isolated copied checkbox.

The remarks repeatedly describe security patrol service, including patrols of the grounds and 24-hour coverage. This directly supports the feature.

No analysis available

No analysis available

No analysis available

Window air conditioning is strongly supported across the building, with at least 7 listings explicitly mentioning window AC or individual room AC units. Key phrases include 'newer window A/C,' 'two bedrooms with window A/C units,' and 'window AC,' appearing across multiple listings rather than relying solely on a copied checkbox.

The current MLS construction-materials field identifies concrete in 18 of 20 listings, indicating strong building-level support. Public remarks do not explicitly use phrases such as “concrete construction” or “reinforced concrete,” but the high prevalence and prior high confidence make this feature reliable.

Eight of 20 listings identify DOUWAL in the construction-materials field, but none of the provided remarks mention “double wall” or “double-wall construction.” The feature is included with moderate confidence, though the checkbox evidence may reflect copied MLS data rather than independently verified construction details.

Hollow tile construction is not evidenced in the public remarks and is effectively absent from the listing descriptions. The single MLS checkbox does not overcome the broad silence across the remarks.

Zero public remarks mention masonry or stucco construction. Only 2 of 20 current MLS records contain MASSTU, which is weak, non-independent evidence and may reflect limited checkbox usage rather than confirmed building-wide construction.

Steel frame construction is not supported by the public remarks, and only 1 of 20 current listings has the checkbox marked. The evidence looks like a one-off MLS data point or copy/paste error rather than a true building feature.

No provided listing remarks explicitly mention a “concrete slab” or “solid concrete foundation.” Only 3 of 20 listings mark SLAB, so current checkbox support is limited and may reflect inconsistent agent data; however, absent a verified correction or contradictory evidence, the previously established feature is retained.

No analysis available

No analysis available

Above-ground construction/site development is strongly supported by the long-standing building description and the repeated references to extensive landscaped grounds, amenities, and tower structures. While only a small number of MLS listings currently check the box, the remarks consistently reinforce that this is an above-ground multi-building complex rather than a below-grade or subterranean-style building.

Brick construction is not supported by the public remarks and appears only once in the MLS data. The absence of any brick-related language across many listings suggests this is likely a copy/paste or checkbox error rather than a true building characteristic.

No analysis available

No listing states that short-term rentals, vacation rentals, NUCs, or TVUs are allowed. The repeated residential framing and references to long-term tenants support that STR is not allowed based on public remarks.

The listings characterize the property as a residential condominium with gardens, pools, security, and resident management. Because STR is not allowed based on the remarks, hotel-pool participation must also be false.

No remarks state that owners must participate in a hotel pool or rental program. Since the public remarks do not support STR and identify the property as residential, mandatory hotel-pool participation is false.

No analysis available

No analysis available

Remarks were searched for leasehold, land lease, ground lease, expiration, expiry, and renewal dates. No four-digit lease-expiration year was mentioned, so the value remains unknown.

Several independent listings directly identify Queen Emma Gardens as VA approved. This is strong, repeated public-remark evidence that VA financing is permitted.

Repeated public remarks confirm 100% hurricane insurance coverage for Queen Emma Gardens, including statements that the building is fully insured against hurricanes. This strongly supports the existing insured_fully value, although the remarks do not specifically use the term walls-in coverage.

No listings explicitly mention fire sprinklers or a sprinkler system. Only 2 of 20 listings contain the FIRSPR amenity checkbox, with no supporting remarks, so the feature cannot be reliably confirmed.

The remarks were searched for FLSE, fire/life safety evaluation, fire safety certification, life-safety compliance, and passed fire inspection language. None was found, so there is no public-remark evidence that the evaluation has passed.

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

Three of 20 current MLS listings mention ocean views, with phrases such as "partial ocean view," "slight ocean view," "panoramic views of the mountains, ocean," and "ocean as your backdrop." The repeated references across different units and towers strongly confirm that the building offers ocean-view residences.

Mountain views are consistently documented across the listing set, with 13 of 20 current MLS records containing mountain-view language. Repeated remarks from multiple units and towers explicitly mention mountain, Punchbowl, Koolau, or panoramic mountain views, indicating this is a legitimate building-level offering rather than a single copied description.

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 strongly established, appearing in 17 of 20 current MLS records. The feature is supported by many explicit descriptions across different units and towers, including city, cityscape, downtown, and Honolulu skyline views, so it should be included as a building-level offering.

No analysis available

Garden views are mentioned in 9 of 20 current listings, including "quiet garden view," "serene city and garden views," "overlooks the beautifully landscaped gardens," and views of koi ponds and Foster Botanical Gardens. These references occur across multiple towers and units, confirming that garden-view residences are available in the building.

No analysis available

No analysis available

Sunrise-oriented views/exposure appear in a minority of listings, but they are mentioned consistently enough to support the feature at the building level. The strongest evidence comes from remarks describing units on the "preferred east-facing side" and references to avoiding afternoon heat, which aligns with morning sun and sunrise views. This looks like a real partial-building feature rather than copy-paste noise.

Sunset views are explicitly documented in 4 of 20 current MLS listings, including detailed references to sunset panoramas and mountain/sunset/city combinations. Although less common than city or mountain views and likely dependent on unit orientation and floor, the repeated explicit remarks confirm that the building offers units with sunset views.

No analysis available

Multiple listings explicitly state that units have views of Hilton Hotel fireworks every Friday. This satisfies the requirement for fireworks views from units.

No analysis available

No analysis available

At least 16 of 20 current listings include RESMAN, and numerous independent remarks explicitly describe an “on-site resident manager,” “Resident Manager is onsite,” or “resident manager and staff on site.” The consistency across many agents and repeated detailed references confirms that Queen Emma Gardens has resident management, rather than this being an isolated copied checkbox.

No analysis available

No analysis available