Queen Emma Gardens

No analysis available

I searched for owner-occupancy indicators such as exact percentages, "majority owner occupied," or "highly owner occupied," but found no direct evidence. The remarks do mention both owner-occupant and investor appeal, but that does not establish a unit owner-occupancy rate.

The remarks directly confirm that the building has two elevators, which matches the current building context. I found an explicit reference rather than inferring from the property size or tower 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.

Common-area electricity/common expenses are strongly supported by the MLS history and remarks. Multiple listings mention maintenance fees including "common area expenses" or similar building-wide costs, and the feature appears repeatedly across the community rather than in isolated descriptions.

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 inclusion is well supported by both historical MLS data and current remarks. Several listings explicitly say maintenance fees include "hot water," often alongside water and sewer, indicating this is a shared building utility rather than an isolated checkbox issue.

Internet inclusion is only weakly supported. One remark references high-speed fiber optic internet and common-area WiFi for residents, but there are very few MLS inclusions and no broad pattern of explicit maintenance-fee internet language. This looks like a possible building amenity, but the evidence is not as strong as for water, sewer, cable, or hot water.

No analysis available

Sewer inclusion is strongly supported across the remarks. Listings repeatedly say “maintenance fees include water, sewer, hot water” or similar bundles, matching the high current MLS signal (14/20) and reinforcing that this is a real included utility.

Water inclusion is one of the clearest features in the dataset. Numerous remarks say “maintenance fees include water” or list water in a utility bundle, and the current MLS data is very strong at 16/20 listings.

BBQ facilities are clearly present across the building. Well over a dozen remarks mention 'multiple BBQ areas,' 'BBQ grills,' 'barbecue area,' and 'BBQ/picnic area,' matching the current MLS data that shows BBQ in all listings. The evidence is highly consistent across different agents and reads like a true shared amenity, not copy-paste noise.

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.

This feature is moderately supported rather than explicitly named. Multiple remarks mention a 'conference room/cards social room,' 'meeting room,' 'recreation area,' and tea houses available for gatherings, which collectively function like a clubhouse/community center. The current MLS data is only partially consistent, so this looks like a real shared social amenity but not always labeled with the exact term.

No analysis available

Dog-area evidence is modest but repeated: about 3 of 20 listings have the DGPRK amenity, and several remarks mention "dog walking with dog waste bins" or a "dog-friendly community." This is not as strong as BBQ or jogging-path evidence, but it is consistent enough to treat as a real building pet area amenity.

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

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.

Patio/deck amenities are strongly supported across the listings. Dozens of remarks explicitly mention a lanai or balcony, including phrases such as 'private lanai,' 'covered lanai,' 'balcony off the kitchen,' 'spacious balcony,' and 'large lanai.' The evidence is consistent across many agents and unit types, so this appears to be a real building feature rather than a copy-paste error.

Walking and jogging paths are one of the most consistently documented amenities in the building. Many listings explicitly mention 'walking/jogging paths,' 'walking path,' and even a '1/3 mile jogging path,' which aligns with the high current MLS consistency. This is strong multi-agent evidence and not likely to be a copy-paste error.

No analysis available

No analysis available

No analysis available

Multiple listings describe shared amenity/recreation spaces, including an explicit "recreation area with a full kitchen," along with conference rooms, social rooms, and amenity decks. While wording varies by agent, the repeated references across the set support this as a building feature rather than a one-off unit detail.

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.

No analysis available

No analysis available

No analysis available

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).

I searched for surfboard storage and related storage-amenity wording. The remarks only mention general storage, closets, lockers, or bike storage, which is not enough to confirm surfboard storage.

No analysis available

Trash chutes are directly supported by the listing remarks and by strong MLS consistency. At least one remark explicitly states 'trash chute access,' and another says each tower offers a trash chute. This is clear, repeated evidence across the building.

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.

Pool access is strongly confirmed for Queen Emma Gardens. Across the provided remarks, many listings mention shared amenities such as "two swimming pools," "kiddie pool," "wading pool," and even a "lap pool," showing this is a consistent building-wide amenity rather than a one-off unit feature. The evidence is repeated across numerous listings and appears to be genuine, not just copy-paste MLS checkbox data.

No analysis available

I searched for explicit salt-water pool references such as saltwater, saline, or salt pool. The remarks confirm multiple pools, but none identify them as salt water, so this feature is not supported by the public remarks.

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 clearly present at Queen Emma Gardens. I found many explicit mentions across listings, including phrases like 'community laundry facilities,' 'community laundry room,' 'laundry rooms in each tower,' and 'large community laundry rooms,' which appear in multiple separate remarks rather than a single copied note. This is consistent with the historical high-confidence COMLAU data and strongly supports the feature.

I searched the remarks for paid-laundry language such as coin laundry, coin-op, card-operated machines, or laundry fees. Nothing in the public remarks indicates that the community laundry requires payment, so this remains unconfirmed.

I looked for explicit wording like laundry on each floor, every floor, or floor-by-floor laundry. The remarks support laundry availability by tower/building, but they do not say each floor has a laundry room, so this specific 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.

Strong building-level evidence supports assigned parking. Numerous current listings explicitly mention assigned, reserved, or deeded stalls, often with stall location details, and the pattern appears across multiple agents rather than a single copy-paste source. This aligns with the already high-confidence MLS history indicating assigned parking is a consistent feature of Queen Emma Gardens.

There is overwhelming evidence that the building offers covered parking. Many current listings explicitly state covered or garage parking, and several mention exact stall types such as 'covered, assigned parking stall,' '1 indoor garage parking,' and '1 covered parking spot,' confirming the feature across multiple remarks and agents. This is consistent with the prior high-confidence MLS pattern.

I searched for deeded parking, owned stalls, or parking included in the deed. The listings only mention assigned or covered stalls, so there is no public-remarks evidence that parking is deeded.

No analysis available

I looked for parking fee language such as monthly parking charge, parking rental, or extra cost for parking. The remarks describe assigned or covered parking but never mention a separate parking fee.

Guest parking is consistently referenced in the public remarks and supported by the MLS data. Multiple listings state "ample guest parking," "lots of guest parking available," or "parking for guests," showing this is a shared building amenity. The evidence is repeated across many agents and listing types, so confidence is very high.

No listings explicitly mention secured parking entry; I found 0 direct references to gated, card-access, or FOB-controlled parking. Many listings do say the building or grounds are 'secured' and note covered/assigned parking, but that is not the same as secured parking access. The limited MLS checkbox usage (2/20) without supporting remarks suggests copy-paste data rather than reliable evidence.

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.

No analysis available

I searched for terms like parking waitlist, parking waiting list, or joining a list for parking. Nothing in the listings suggests the building has a waitlist system for parking.

No analysis available

I looked for card/fob/keycard access language. The remarks explicitly reference FOB security/access, which supports a building access control system.

Security guard/service is strongly supported across the listing history and current remarks. Well over a dozen listings explicitly mention 24-hour or 24/7 security, and multiple remarks refer to staffed security, patrols, cameras, or secured grounds, indicating this is a stable building-level feature rather than a copy-paste anomaly.

I searched for security patrol, roving security, or patrolled-building language. The remarks repeatedly describe 24-hour/24-7 patrol or patrol-like security coverage, so this feature is strongly supported.

No analysis available

No analysis available

No analysis available

This feature is supported by many listings and appears repeatedly in public remarks across different units. At least several remarks explicitly say "window AC," "newer window AC," or mention a bedroom AC unit, which confirms the building offers units with window-style air conditioning. The evidence is consistent across multiple agents and does not look like a one-off copy-paste anomaly.

Concrete construction is strongly supported by the MLS record for this building. 18 of 20 listings identify construction_materials as CONCRE, and the current public remarks are consistent with the same long-standing Queen Emma Gardens towers and do not suggest any structural change. This appears to be stable building-level data rather than copy-paste noise.

Double-wall construction is not mentioned in the public remarks, even though some MLS entries check the box. The pattern looks more like unchecked agent data entry than verified building information, so the feature is not confirmed by the remarks.

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.

No analysis available

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.

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.

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

I looked for explicit STR indicators such as short-term rental allowed, STR permitted, legal vacation rental, NUC, or TVU. The remarks only mention regular ownership and rental scenarios, not short-term rental permission.

I searched for hotel rental pool, hotel program, or branded rental management language such as Hilton/Trump/Ritz pool references. No such language appears in the remarks, so this is false.

I looked for mandatory hotel-pool wording such as required participation, cannot opt out, or must rent through a program. There is no evidence of any mandatory pool arrangement in the listings, and STR itself is not indicated.

No analysis available

No analysis available

I looked for ground lease, leasehold, lease expiration, renewal, and expiry-year language. One remark specifically says the property is fee simple, which indicates no leasehold expiration applies.

The public remarks directly state that the building is VA approved, which means VA financing is accepted. This appears repeatedly across several listings, so confidence is very high.

The listings repeatedly and explicitly state that the property is fully insured / 100% hurricane insurance covered. This is strong direct evidence from the public remarks and overrides any uncertainty.

No analysis available

I searched the remarks for fire/life safety evaluation terms such as FLSE, fire safety certified, life-safety compliant, and passed fire inspection, but found no direct evidence. With no explicit mention in the public remarks, this remains unconfirmed and is treated as not evidenced from the listings.

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

No analysis available

Mountain views are repeatedly advertised across the listings, with many units described as having "mountain and city views," "mountains," "Punchbowl," "Diamond Head," or "Koolau" views. Evidence appears strong and consistent across multiple agents, not just a single copied remark.

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 consistently marketed across the listings, with many remarks explicitly mentioning 'city views,' 'cityscape,' 'downtown Honolulu,' 'city lights at night,' and 'beautiful city and mountain views.' Evidence appears strong across many different listings and agents, not just one repeated remark. This supports that Queen Emma Gardens offers city-view units building-wide.

No analysis available

Garden/courtyard/landscaped views are very well supported for this building. Across many remarks, multiple agents describe units with phrases such as "quiet garden view," "overlooks the beautifully landscaped courtyard," "serene city and garden views," and "views of the garden and koi pond," indicating this is a real and recurring building feature rather than a copy-paste error. The evidence is consistent across numerous listings and matches the historical MLS view data.

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 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.

No analysis available

The remarks directly state that residents can see Friday fireworks from the unit/building. This is strong public-remarks evidence of a fireworks view, not merely proximity to fireworks.

No analysis available

No analysis available

Evidence is very strong that Queen Emma Gardens has a resident manager on-site. Across many current listing remarks, agents explicitly mention "resident manager," "on-site Resident Mgr.," "resident manager and staff onsite," and "The Resident Manager is onsite and very responsive." The consistency across multiple listings and agents suggests this is a stable building feature, not a one-off copy-paste error.

No analysis available

No analysis available