Rosalei Ltd

MLS data is unanimous that the Rosalei was built in 1955, and one listing explicitly states it is the 'historic Rosalei built in 1955'. There is no evidence of a different construction year or a complete rebuild that would override this.

The highest observed unit floor in MLS data is 11, and one listing explicitly mentions an '11th-floor lanai'. No remarks or fields indicate any floors above 11, so the building is best characterized as an 11-story high-rise.

None of the listings mention how many total units the Rosalei has, and MLS structural fields do not provide a valid count. As a result, the total number of units in the building cannot be reliably determined from the available data.

Searched remarks for explicit owner-occupancy statements (e.g., '80% owner occupied', 'majority owner occupied', 'owner-occupied'). No such language or numeric owner-occupancy figures were found in the public remarks. Per rules, kept the existing value of 39.0 with low confidence due to lack of corroborating remarks.

Multiple public remarks explicitly mention elevator modernization and upgrades and reference two elevators (e.g., 'New 2-Elevator Mod & Upgrade'). This directly provides the elevator count, so the numeric value is set to 2 with high confidence.

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.

The building is described as having individual split/window A/C units rather than a central chilled-water or building A/C system. With no MLS ACCEN flags and no explicit reference to central A/C being provided by the association, central air conditioning is not considered an included building utility.

Strong, building-wide evidence: 19 of 20 current MLS entries list CABTV and many public remarks state phrases like 'basic cable', 'cable TV', or 'Maintenance fees include ... cable'. Multiple agents consistently mention cable being included (likely not isolated to a single unit).

Moderately strong evidence: 14 of 20 MLS entries include common-area coverage and multiple remarks use terms like 'common area maintenance' or 'common area maintenance included', indicating common area electricity/maintenance costs are included in HOAs fees across the building.

The Rosalei is consistently marketed as a fee simple condo, not a cooperative, and there is no mention of co-op or building-level tax charges in the maintenance fees. Therefore, cooperative taxes are not included in the HOA dues.

Very strong evidence: 19 of 20 MLS entries indicate electricity is included and many remarks explicitly state 'electricity' or 'electric' are covered by the maintenance fee, consistent across multiple listings and agents.

All utility-included descriptions focus on electric, water, sewer, cable, internet, and hot water, with no indication of any gas service or gas charges. Given the lack of MLS GAS flags and the building’s electric-focused descriptions, gas is not included in the maintenance fees.

Strong evidence: 14 of 20 MLS entries flag hot water and multiple remarks state 'hot water' or 'hot water included' as part of the maintenance fees. No listings indicate WTRHTR (unit water heater) to contradict building-supplied hot water.

Strong evidence: 16 of 20 MLS entries list internet service and numerous public remarks say 'internet included' or 'maintenance fees include ... internet', repeated across many listings and agents.

The building is near the marina, but no listing states that marina usage or boat-related fees are part of the maintenance dues. With zero MLS MARINA flags and only locational references, marina costs are not included in the fees.

Very strong evidence: 19 of 20 MLS entries indicate sewer is included and many remarks state 'sewer' or 'water/sewer' are covered by the maintenance fee, with consistent references across listings.

Extremely strong evidence: All 20 of 20 MLS entries flag WATER and many agent remarks explicitly state 'water' is included in the maintenance fees (e.g., 'maintenance fees include ... water'). The evidence is unanimous and consistent across listings.

At least three different listings mention a 'pool, BBQ area and on-site laundry' or 'pool and BBQ area' as building amenities. The repetition across multiple agents plus supporting MLS checkboxes strongly confirms a common BBQ facility.

Several listings from different agents describe on-site bike storage with phrases like 'Surfboard racks, moped head parking, & bike storage', 'HOA dues cover ... surfboard/bike/moped storage', and 'Rosalei features ... surfboard storage, bike storage.' One studio listing also notes 'Amenities include a pool, and bike and surfboard storage.' This repeated, explicit wording across multiple listings is strong evidence that the building offers dedicated bicycle storage.

The water and marina references are clearly about nearby or viewable areas, not a dedicated dock on the property. Given the marketing value of such an amenity, its complete absence from remarks indicates there is no boat dock.

Listings that enumerate parking, storage, pool, BBQ, and laundry never mention a car wash facility. Given this and the near-total absence of CRWSH in MLS, it is very likely there is no car wash amenity.

Agents highlight the pool, BBQ, laundry, storage, and lobby but never a clubhouse or community center. The consistent omission and MLS data together indicate there is no clubhouse amenity.

Agents highlight building management quality and a resident manager but never describe concierge-type services such as a staffed front desk or assistance with reservations/packages. Given the complete absence of such references and CONCIE being unchecked on all MLS records, the building is best characterized as not offering concierge service.

While pets are allowed, agents do not advertise any dedicated pet or dog park area. In a market where such features are prized, their absence from remarks and MLS implies no dog park exists.

The building is consistently described as well-managed with an on-site or resident manager, not with a doorman or lobby attendant. With all MLS entries leaving the doorman amenity unchecked and no textual references, the evidence points to the absence of a doorman service.

Multiple listings provide long amenity descriptions without any reference to a gym or fitness room. In a Waikiki condo, a fitness center would be prominently marketed if present, so it is very likely this building has no exercise room.

Even high-end units highlight only standard amenities, with no suggestion of a house car or chauffeur service. This makes it almost certain that the building does not offer limo or courtesy car service.

Marketing remarks that would normally advertise a reservable meeting or conference room do not mention such a feature. The near-absence of MEEROO in MLS and lack of textual support indicate the building does not offer a formal meeting room.

Strong evidence the building offers patios/decks: the MLS checkbox currently lists PATDEC/COVPAT on many units (10/20), and numerous listing remarks explicitly mention lanais or balconies—quotes include 'private lanai', 'covered lanai', and 'spacious lanai'. Mentions appear across multiple agents' remarks and multiple listings, confirming this is a common feature in the building rather than isolated or copy‑paste noise.

While the neighborhood offers outdoor recreation, there is no indication of a private jogging or walking path as part of the property. The absence of this in remarks and MLS suggests no building-specific jogging path.

Agents focus on adult-oriented amenities like pool, BBQ, and storage and never mention any kids’ play structures. This consistent omission indicates there is no playground amenity.

None of the numerous listings mention a private yard, fenced yard, or any yard-type space, despite extensively listing amenities. Given the high-rise structure and MLS absence of PRIYAR, it is very likely the building offers no private yard areas.

References to 'world-class golfing experiences' clearly refer to nearby courses, not an in-building facility. The lack of any mention of a putting green and zero MLS checkboxes make it very likely no putting green exists at the building.

Remarks repeatedly refer to a pool with surrounding patio/deck, seating, tables, and shower, which functions as a recreation area for residents. Combined with several MLS RECARE checkboxes, this supports the presence of a common recreation/amenity deck.

Agents consistently omit any 'rec room' or similar space while detailing other common areas like the pool deck and lobby. This pattern makes it very likely that there is no dedicated recreation room in the building.

Agents emphasize that the building is 'close to' or 'within walking distance' of restaurants rather than having its own. This clear distinction strongly indicates there is no in-building restaurant amenity.

Listings thoroughly describe views from lanais and the pool/amenity areas but never reference any rooftop terrace or deck. This strongly suggests the building has no shared rooftop amenity.

Agents market the pool, BBQ, laundry, and storage but never a sauna or steam room, which would usually be highlighted in Waikiki. This strongly supports that the building does not have a sauna.

Strong evidence that the building offers storage units/lockers: historical MLS checkboxes showed storage in 11/20 listings (amenities) and 5/20 (unit_features), and current public remarks mention storage in many listings (phrases include “storage lockers,” “assigned storage locker in the basement,” “dedicated storage unit,” and “bonus storage”). The storage references appear across multiple agent listings and unit remarks (not limited to a single listing), supporting a high-confidence true value.

There are numerous explicit mentions of surfboard storage and racks across listings, providing strong evidence the building provides surfboard storage facilities.

Dozens of remarks describe the building’s amenities yet never reference tennis courts or tennis facilities. Given the marketing value of such an amenity in Waikiki, this strongly indicates there is no tennis court at this property.

16 of 20 recent MLS entries list 'TRACHU' (trash chute) in the amenities, indicating the building-level checkbox is commonly selected. None of the public remarks explicitly state 'trash chute', 'garbage chute', or 'refuse chute', so the presence is implied from consistent MLS data across multiple listings rather than explicit agent remarks; this may reflect accurate building amenities or repeated checkbox copy-paste by listing agents.

Multiple listings describe parking (assigned stalls, covered/secured stalls, rentable stalls nearby, street/metered parking) without any reference to valet service. The consistent omission of valet and MLS data both indicate the building does not offer valet parking.

At least three separate remarks describe a secured, gated garage or covered secured parking, implying a physical gate/fence controlling entry to the building’s parking area. Together with some agents checking the GATED/WALFEN box, this supports treating the building as offering gated/perimeter-style physical security relevant to prospective buyers.

The amenity descriptions consistently distinguish only a standard (sometimes heated) swimming pool. The lack of any hot tub or spa language strongly indicates there is no whirlpool facility.

All 20 current MLS listings include a pool amenity and numerous public remarks explicitly reference the building pool (phrases found include 'beautiful swimming pool', 'sparkling saltwater pool', and 'large heated pool'). Mentions appear consistently across multiple agent remarks and listings rather than being isolated, providing strong, corroborating evidence that the building has a shared pool.

At least three separate listings explicitly call the amenity a 'heated pool' or 'large heated pool,' not just a generic pool, showing consistent agent awareness of this feature. Other listings refer generically to the pool while one notes recent water heating system and tank replacements, consistent with operating a heated pool. Despite limited HEAPOO checkbox use, the textual remarks provide strong evidence that the Rosalei’s shared pool is heated.

Multiple listings explicitly describe the pool as saltwater (e.g., 'sparkling saltwater pool'), which is strong direct evidence the pool uses a saltwater system.

0 of 20 listings mention in-unit washer/dryer; instead multiple listings state 'community laundry', 'on-site laundry', or 'community laundry facilities'. No public remark contains phrases like 'in-unit laundry', 'washer and dryer in unit', or 'stacked washer dryer', so the evidence across many agents consistently supports that the building does not offer in-unit laundry.

Very strong, consistent evidence that the Rosalei building offers shared/community laundry: 20 of 20 MLS listings include the COMLAU amenity and numerous agent remarks state phrases like 'community laundry', 'on-site laundry', and 'community laundry facilities'. Mentions appear across many listings and by multiple agents, aligning with the MLS checkbox data, so confidence is high.

I searched for 'coin-op', 'quarters', 'card operated', 'paid laundry' in the remarks. The listings mention 'community laundry' and one mentions 'vending machine', but there is no clear statement that the laundry requires payment.

I searched the remarks for phrases like 'laundry on each floor', 'laundry room on every floor', and 'floor-by-floor laundry'. Multiple listings reference community/on-site laundry (e.g., 'community laundry', 'on-site laundry'), but there is no statement indicating laundry on every floor.

At least a dozen current listings mention parking for units (phrases include 'covered secured assigned parking stall', '1 assigned covered parking space', 'ONE PARKING STALL', 'one covered parking stall in secured gated garage'). Evidence appears across multiple agent listings and unit remarks—though some ads say parking must be rented nearby, the recurring explicit mentions of assigned/covered stalls indicate the building does offer parking for some units.

Multiple current listing remarks explicitly state assigned or dedicated parking—examples include 'covered secured assigned parking stall', '1 assigned covered parking space', and 'one assigned parking stall'. At least a dozen separate remarks in these listings reference an assigned or dedicated stall, and this corroborates prior High-confidence MLS data indicating assigned parking in the building.

Current remarks across many listings repeatedly reference covered parking: "covered parking", "covered secured garage", and "assigned covered parking space", showing that covered parking/garage stalls are available for some units. This matches prior MLS checkbox data (5 of 20) and constitutes strong evidence the building offers covered parking.

Many listings explicitly note an assigned/deeded covered parking stall included with the unit, indicating parking is deeded/assigned to the unit in those listings.

Neither the marketing remarks nor the MLS checkbox data indicate any EV charging or electric vehicle stations. This strongly suggests the building does not currently offer EV-specific parking amenities.

I searched for explicit monthly parking fees or '$/month' language and did not find any specific fee amounts in the remarks. The listings mention assigned/deeded parking stalls for some units and that parking can be rented nearby or a stall may be rentable, but no concrete monthly charge is documented in the public remarks. Because there is no stated fee, the monthly parking cost is unknown from these remarks.

Remarks steer guests to metered or street parking rather than any building-managed guest stalls, and the MLS does not show a guest parking feature. This indicates the building does not provide dedicated guest parking as an amenity.

Numerous remarks explicitly note secured access for the building and its parking—quotes include "secured gated garage", "secured building entry", and "fob required entry", and several listings mention "covered secured parking stall"—supporting that parking in this building has secured entry. This aligns with historical MLS data (SECENT present in several listings), so confidence is high.

All references to parking describe single stalls; no listing suggests that any stalls are tandem-style. It is highly likely that the building does not offer tandem parking.

Listings emphasize self-parking in assigned or rented stalls and nearby street/metered parking, with no reference to valet services. This indicates the building does not provide valet parking.

I searched the public remarks for terms like 'parking waitlist', 'waiting list', or instructions to 'join waitlist for parking' and found none. Remarks discuss assigned stalls, rentable nearby parking, and that an owner currently rents a stall, but there is no documented waitlist process in these listings.

At least one agent clearly notes that elevator use requires a fob, and multiple remarks discuss the building’s two elevators and their recent upgrades. This direct language goes beyond generic 'secured building' phrasing and supports the presence of keyed/fob-access elevator security available to residents building-wide.

Multiple listings explicitly reference fob/keycard access for entry and elevator use ('fob required entry, elevator use'), providing clear evidence of electronic card/fob security access.

Across all collected remarks, there are zero references to a security guard or staffed security personnel; instead the building is described as having an on-site/resident manager. With 19/20 MLS entries not checking SECGUA and no textual evidence of guards, this is best treated as a correction of sporadic MLS mis-entry rather than a real service.

I searched for 'security patrol', 'roving security', and 'patrol' in the remarks. While the building is described as 'secured' with fob entry and a resident manager/on-site manager, there is no mention of an active security patrol service.

Multiple agents emphasize secure or fobbed access but none mention security cameras or video monitoring. Combined with SECSYS being unchecked on all 20 MLS records, this strongly suggests the building does not provide a dedicated video surveillance system as a marketed amenity.

Across 20+ listings, there are no explicit references to central air or building-wide HVAC, and no MLS central AC checkboxes are marked. Instead, agents consistently describe individual split and window AC units, indicating cooling is provided at the unit level rather than via a central system.

At least two listings clearly advertise split systems with phrases like 'Newer split A/C system installed' and 'Features include ... split A/C'. Even though agents did not use the MLS split AC checkbox, the repeated explicit remarks provide strong evidence that some units have split AC.

Multiple data points support that some units have window air conditioners: 5 of 20 MLS listings included the ACWIUN checkbox, and at least one remark explicitly states 'the unit boasts a window AC.' Other remarks reference 'air conditioning in the bedroom' and 'split A/C,' showing a mix of window and split systems across units; evidence comes from several different agent remarks and historical MLS checkbox entries, so inclusion is warranted.

Strong evidence the Rosalei is a concrete building: 19/20 current MLS listings mark 'CONCRE' in construction materials. While agent remarks largely discuss renovations (re-pipe, spalling repairs, exterior painting, elevator modernization) and do not explicitly state 'concrete,' the building's 1955 high-rise character and near-unanimous MLS checkbox entries across multiple listings provide consistent, high-confidence support that the building is concrete.

The dominant classification is concrete, with just two scattered double‑wall checkboxes and no textual support, indicating likely agent miscoding. Given the high‑rise concrete profile, double‑wall construction is very unlikely to apply at the building level.

The MLS never identifies hollow‑tile construction for this building and instead uniformly flags it as concrete. With no textual references to hollow tile and a concrete high‑rise profile, hollow‑tile construction is very unlikely here.

Historical data strongly indicates the Rosalei is concrete (previous high-confidence classification). In the current set, only 2 of 20 listings list MASSTU in construction_materials and no public remarks mention masonry or stucco (remarks discuss exterior painting, spalling repairs, repiping, and elevator upgrades). The sparse checkbox appearances appear inconsistent and likely copy/paste, so there is strong evidence the building does not have masonry/stucco construction.

All MLS records classify construction as concrete, and none mention or check steel-frame construction. Combined with typical 1950s Waikiki construction methods and the concrete spalling projects noted in remarks, it is very unlikely that this is a steel‑frame building.

While MLS checkboxes do not mark 'SLAB', the building’s age, height, and location strongly indicate a concrete slab foundation typical of Waikiki high‑rises. Extensive mention of concrete spalling and exterior concrete work further supports a slab‑based reinforced‑concrete structure.

No analysis available

There is no MLS indication of wood-frame construction (0 of 20 listings), and the Rosalei is a concrete high‑rise rather than a low‑rise wood structure. In Honolulu, wood‑frame is used for smaller walk‑ups and houses, not 10+ story 1950s towers, so wood‑frame can be ruled out with high confidence.

Most listings do not check the 'above ground' construction box, and no remarks suggest a raised or pier‑type structure. Given the building’s concrete high‑rise form, the few ABOGRO entries are best interpreted as inconsistent checkbox use rather than true above‑ground construction.

There is zero MLS or remarks evidence of any brick or brick‑and‑mortar construction. Given local building norms and the consistent concrete classification, brick construction can be confidently excluded.

There is no MLS or remarks support for single‑wall construction, and the building type and era make single‑wall structurally implausible. This feature can be confidently ruled out for the Rosalei.

Multiple listings explicitly indicate a 3-month minimum rental period and market the property for midterm rentals, which implies short-term/vacation rentals (STRs) are not allowed per the public remarks.

There is no evidence of a hotel rental pool or hotel-managed program in the remarks. Because short-term rentals are indicated as not allowed, hotel-pool participation would not apply.

No remarks indicate a mandatory rental-pool participation; given STRs are not allowed per the remarks, mandatory pool participation is not applicable.

At least 4 listings explicitly describe their tenure as fee simple (e.g., 'Bid on this FEE SIMPLE Studio', 'WAIKIKI GEM!! FEE SIMPLE'). No listings describe leasehold or lease rent terms, so the building clearly offers fee simple ownership units.

No listing for the Rosalei references leasehold tenure, leased land, or lease rent, while multiple explicitly highlight fee simple status. With 0/20 MLS entries marked LH and consistent absence of leasehold language in remarks, we infer the building is all fee simple and does not contain leasehold units.

Multiple listings explicitly state the property is fee simple, so leasehold/ground-lease does not apply. No lease expiry year is relevant or mentioned.

I searched all public remarks for explicit VA loan language such as 'VA approved', 'VA financing', or 'VA loans accepted' and found none. Because there is no mention in the remarks, we cannot confirm VA approval from these listings alone. If there is a separate owner/manager verification, that could override this assessment.

Several listings explicitly state the building carries full/100% hurricane insurance (e.g., 'Fully hurricane insured', '100% Hurricane Insured'), providing strong evidence that the HOA carries walls-in/full building insurance. Marked true with high confidence.

A listing describing recent AOAO upgrades states there are 'fire sprinklers in key areas' with ongoing fire alarm testing and planned upgrades. This, along with one MLS record checking the sprinkler amenity, supports that the building has a fire sprinkler system, at least in common areas.

Searched public remarks for phrases like 'FLSE passed', 'fire life safety evaluation passed', 'passed fire inspection', or 'fire safety certified'. Remarks mention fire sprinklers in key areas and annual fire alarm testing, but do not explicitly state that a fire/life safety evaluation has passed. Because there is no explicit FLSE statement and no current stored value, 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

Agents repeatedly highlight Ala Wai Canal, mountain, city, and golf course views, but never mention ocean or Pacific Ocean views in any unit. MLS view data also shows 0/20 listings with OCEAN selected, indicating this is not a typical view feature of the building.

Mountain/mauka views are repeatedly mentioned across the listings: at least ~12 remarks reference mountain or mauka views (quotes include 'views of the mountain and canal', 'mauka vistas', 'peekaboo views of the mountains', 'mountain, golf course, Ala Wai Canal'). Evidence is strong and consistent across multiple agents and listings, so the building should be listed as offering mountain views.

While agents consistently market canal, mountain, city, and golf course views, there are zero mentions of Diamond Head in remarks or MLS view checkboxes. This strongly suggests Diamond Head is not a notable view feature for units in this building.

City/city-skyline views are mentioned in several listings: at least ~6 remarks reference 'city view', 'city skyline', or 'sweeping city views' (quotes include 'sweeping city views', 'private lanai with sweeping city views', 'city skyline, and mauka vistas', 'beautiful view of the city'). Multiple independent listings confirm the building offers city views.

The building is described as being a few blocks from Waikiki Beach and “sandy coastlines,” but not as having views of the coastline itself. With no coastline mentions in view remarks or MLS fields, coastline views do not appear to be a building feature.

No listings (0/20) mention a garden or courtyard view; remarks repeatedly describe 'Ala Wai Canal', 'marina/canal views', 'mountain', and 'city' views (e.g., 'scenic views of the Ala Wai Canal', 'views of the Ala Wai, city skyline, and mauka vistas'). Evidence is consistent across multiple agents and appears to reflect the building’s canal/urban orientation rather than any internal landscaped garden, so view_garden is omitted.

Several units directly advertise views of the adjacent golf course along with Ala Wai Canal and mountain vistas. Even without MLS checkbox usage, the repeated explicit phrases about “golf course” views confirm that some units enjoy golf course outlooks.

Listings frequently reference “Ala Wai Canal views,” “marina/canal views,” and similar language, indicating waterway/harbor-type vistas from multiple units. With MLS MARCAN flags and repeated canal view mentions, the building clearly offers marina/canal views in some units.

Agents do not market sunrise or morning-sun exposure in any unit despite otherwise detailed view descriptions. Combined with the absence of MLS SUNRIS flags, this suggests sunrise views are not a notable selling feature of this building’s units.

No listings mention sunset views (0 listings referenced 'sunset' or 'western exposure'); remarks repeatedly cite 'Ala Wai Canal', 'mountain', 'city', 'marina/canal' and phrases like 'sweeping city views' and 'watch the evening paddlers'. Evidence is consistent across multiple agent remarks and appears to market canal/mauka/city vistas rather than sunset/west-facing views.

All view descriptions focus on urban Waikiki, Ala Wai Canal, mountains, city, and golf course, with no hint of cemetery outlooks. Given the neighborhood context and complete absence of such mentions, it is effectively certain that cemetery views are not a feature of this building.

I searched all remarks for terms like 'fireworks view', 'watch fireworks from', or 'see fireworks from unit/lanai'. There were no references indicating fireworks can be viewed from the building or units.

No analysis available

No analysis available

At least 5 listings clearly describe the building as pet-friendly (e.g. 'secure pet-friendly building', 'Pets allowed', 'pets are welcome!'). With no 'no pets' restrictions indicated in MLS, the evidence strongly supports that pets are allowed in this building.

Strong, consistent evidence that the building has an on-site/resident manager: over a dozen listings explicitly reference management (e.g., 'resident manager', 'on-site manager', 'site manager', 'manager's office', 'all day manager'). This appears across multiple agent remarks and aligns with historical MLS checkbox data (16/20 listings listed RESMAN), so confidence is high that the building offers a resident/on-site manager.

Dozens of listings market the property as a residential condo, including long-term rental language (e.g. '3 mo min', 'midterm renting') without any reference to hotel programs or front desk services. Combined with MLS absence of a condotel code, this indicates the building is not operated as a condotel.

Several listings describe the units as 'fee simple' condos and refer to AOAO projects and standard maintenance fees, with no mention of shares or cooperative ownership. The MLS also lacks any co-op tax indicator, so the building is almost certainly not a cooperative.