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.

The current value of 39% is retained because the remarks provide no explicit owner-occupancy evidence to confirm or deny it. Searches for percentages and owner-occupancy descriptions found no applicable mentions, so confidence is low.

The public remarks repeatedly confirm that Rosalei has two elevators, including modernization and upgrades completed in 2024–2025. This matches the current value and is reasonable for an 11- to 13-floor, 160-unit building.

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.

Cable inclusion is repeatedly confirmed across the remarks, including phrases such as "cable TV," "basic cable," and "maintenance fee includes ... cable." The evidence appears across many listing descriptions and is consistent with the 20/20 MLS inclusion records.

Common-area costs are supported by explicit remarks such as "common elements" and "common area maintenance," including one detailed maintenance-fee list. This aligns with the consistent 20/20 MLS coding and prior high-confidence evidence.

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.

Electricity is mentioned in numerous listings with phrases including "electricity included," "fees include electricity," and "all utilities." The repeated references across different listing descriptions strongly confirm building-level inclusion.

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.

Hot water is repeatedly listed as included, including descriptions stating that maintenance fees cover "water, sewer, hot water" and "hot and cold water." The absence of WTRHTR and the 19/20 HOTWAT presence provide strong corroboration.

Internet inclusion is confirmed by repeated phrases such as "high-speed internet," "internet included," and "fees include ... internet." Although not every remark lists utilities, the evidence spans multiple listings and matches the 18/20 MLS records.

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.

Sewer is repeatedly cited in utility packages, including "water, sewer, hot water" and "electricity, sewer/water, internet." The 20/20 MLS consistency and multiple explicit remarks make this exceptionally well supported.

Water inclusion appears throughout the remarks in phrases such as "water included," "water/sewer," and "all utilities." This broad, repeated evidence from multiple listing descriptions agrees with the 20/20 MLS records.

BBQ is supported by multiple public remarks, including explicit phrases like 'pool, BBQ area' and 'pool, BBQ area and on-site laundry.' The repetition across several listings indicates this is a real shared amenity rather than a one-off copy/paste error.

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.

Across the provided remarks, there is no explicit mention of any meeting or conference room amenity. The MLS checkbox appears to be a likely copy/paste artifact rather than a verified building feature, so this feature should be treated as absent.

At least 25 listings explicitly mention a lanai, balcony, patio, or deck, including “covered lanai,” “spacious private lanai,” “pool and patio/deck area,” and “lovely pool and recreation deck.” The evidence is strong and repeated across numerous listings and agents, confirming the building offers patio/deck-style outdoor space.

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.

The building is repeatedly described as having a pool surrounded by a patio/deck, seating, tables and chairs, plus a lobby lounge. While not always labeled 'recreation area,' the amenities clearly indicate a shared resident recreation space, though the wording is somewhat indirect.

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.

Storage is strongly confirmed across many independent listing remarks, with well over 20 references describing storage lockers, basement storage, assigned storage units, and separate storage areas. The evidence is consistent across multiple agents and aligns with current MLS data showing STORAG/ADDLVSTORAG in 10 of 20 listings and STORAG in unit features in 7 of 20 listings.

Surfboard storage is repeatedly and directly described through racks, lockers, and designated storage areas. The consistent references across listings strongly confirm this building feature.

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.

Trash chute is supported by 18 of 20 current MLS listings showing TRACHU. Although none of the provided public remarks explicitly says “trash chute,” the consistency across nearly all listings and the prior high-confidence assessment indicate this is a legitimate building amenity rather than an isolated agent entry.

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.

Pool amenities are mentioned in well over 20 listings, including repeated phrases such as "community pool," "swimming pool," "large heated pool," "sparkling pool," and "pool and recreation deck." The evidence is strong across numerous listings and agents, and the 20/20 current MLS amenity records further confirm this is a shared building feature rather than an isolated copy-paste error.

There is strong evidence that the building’s pool is heated. At least two remarks explicitly say “heated pool” or “large heated pool,” while the rest of the listing remarks continue to reference the same shared pool amenity, indicating this is a real building feature even though MLS checkbox usage is inconsistent.

I searched for explicit salt-water pool terminology. A pool is confirmed by the building context and remarks, but there is no evidence that it is saltwater.

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.

At least 20 listings explicitly mention the building’s shared laundry facilities, using phrases such as “community laundry,” “on-site laundry,” and “laundry facilities.” The evidence is consistent across many listings and agents, and fully supports the current 20/20 MLS amenity designation.

I searched for coin laundry, coin-op machines, card-operated laundry, quarters, laundry fees, and similar payment terms. No qualifying payment requirement was found in the remarks.

I searched for explicit references to laundry on each floor, laundry rooms on every floor, and floor-by-floor laundry. Community laundry is confirmed, but the remarks do not establish that it exists on every floor.

Parking is strongly supported across the listings. Multiple remarks from different agents mention parking in several forms—assigned, covered, secured, deeded, garage, and nearby/rental parking—showing this building offers parking for at least some units. The evidence is consistent and appears across many listings rather than a single copy-paste mention.

Assigned parking is strongly supported across many current listings, with multiple explicit phrases such as "assigned covered parking space," "deeded parking stall," "assigned parking stall," and "reserved parking space." The evidence appears consistent across multiple agents rather than a one-off copy-paste, and there is no meaningful contradiction in the remarks.

Covered parking is very clearly supported by numerous listings. Remarks use direct phrases like "covered parking," "covered secured garage parking," and "covered & secured parking stalls," showing this is a real building feature rather than an MLS checkbox artifact.

Several listings directly describe parking as deeded or owned with the unit. Other listings refer to assigned, reserved, or included parking stalls, supporting that deeded parking is available for at least some units in the building.

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.

The remarks were searched for parking fee, monthly parking charge, additional parking cost, and parking rental amounts. Although rental and nearby parking are mentioned, no specific fee was provided.

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.

Secured parking entry is supported by multiple explicit mentions across listings, especially phrases like "covered secured garage parking" and "covered secured parking stall." The remarks also consistently describe the building as secure/secured, which aligns with parking access control and suggests the feature is genuine.

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.

The listings describe deeded, assigned, rented, nearby, metered, and street parking arrangements. None indicates that the building maintains a parking waitlist system.

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.

The explicit fob requirement directly confirms card or fob access security. Other remarks also repeatedly describe secured entry and a secured building.

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, patrol service, and patrolled-building language. The remarks mention secured entry, intercoms, and fob access, but no 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.

Strong evidence that this building offers split A/C in at least some units. Multiple current listings explicitly mention it, including phrases like "split A/C for year-round comfort," "Newer split A/C system installed," and "split AC," which aligns with the prior high-confidence history. This appears to be consistent across multiple agents rather than a one-off copy-paste error.

Window AC is supported by both historical MLS data and current public remarks. At least 2 listings explicitly mention a "Window A/C unit" / "window AC," while MLS history shows ACWIUN appearing in 4 of 20 listings, suggesting this is a real but not universal building feature. Some other listings mention split AC instead, so the building appears to have mixed unit-level cooling types rather than a copy-paste universal claim.

Nineteen of 20 listings currently mark CONCRE in the construction materials, providing strong building-level evidence. No remarks explicitly use the phrase 'concrete construction,' but multiple agents consistently mention spalling repairs and major exterior structural work, supporting the MLS data rather than contradicting it.

Only 3 of 20 listings have the double-wall checkbox checked, and none of the agent remarks mention 'double wall' or 'double-wall construction.' The dominant construction designation and textual evidence point to a concrete high‑rise; the scattered double-wall flags likely reflect agent miscoding rather than an actual building feature.

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.

Four of 20 current listings mark ABOGRO, while none of the provided public remarks explicitly mention above-ground construction or a raised foundation. Because historical data previously rated this feature highly, it is retained, but the current listing-level support is limited and may reflect inconsistent MLS checkbox usage.

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.

The explicit three-month minimum indicates that ordinary short-term or vacation rentals are not permitted. No listing states that STR, TVU, NUC, or legal vacation rentals are allowed.

All pool references concern the building’s physical swimming-pool amenity rather than a hotel rental program. Because short-term rentals are not supported, the hotel rental-pool prerequisite is also unmet.

The remarks contain no evidence that owners must participate in a hotel rental pool. The referenced pool is a resident amenity, and the lack of permitted STR means mandatory hotel-pool participation is false.

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 identify the property as fee simple, making a land-lease expiration inapplicable. No leasehold, ground lease, renewal, or specific lease-expiry year was found.

The public remarks were searched for explicit VA-related language, including “VA approved,” “VA financing,” and “VA loans accepted.” None was found, so there is no evidence that the building is VA loan approved.

The listings consistently confirm 100% hurricane insurance coverage for the building. This is strong public-remark evidence supporting full HOA insurance coverage.

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.

The remarks mention fire sprinklers in key areas, annual fire alarm testing, and funds set aside for an upgrade, but these do not establish a passed FLSE. No required pass or certification indicator was found, so this is treated as false with medium-low 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 views are strongly supported across the current remarks, with well over 10 listings mentioning mountains, Mnt., mauka, or mountain views. The descriptions come from multiple listing styles and agents, including explicit references to mountain-and-city views and mountain views from high-floor lanais, so this is not merely an isolated copy-paste claim.

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 views are clearly supported by multiple current listings, including remarks citing "city views," "sweeping city views," "city skyline," and combined city, mountain, and canal views. The evidence spans several units and agents and aligns with the historically high-confidence MLS pattern.

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.

Across the provided remarks, 0 listings explicitly describe a garden, courtyard, or landscaped view. Instead, the dominant view descriptions are canal, mountain, city, marina, and golf course views, which makes the current MLS 'GARDEN' entries look like likely data-entry noise rather than a true building-level feature.

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.

Marina/canal views are consistently supported across the listings, especially through repeated Ala Wai Canal references. The evidence spans multiple remarks and aligns with the building’s historical MLS view descriptions, making this a reliable feature.

Sunrise views are supported by 3 of 20 current MLS view descriptions and an explicit current remark describing sunrise over the Ala Wai Canal, mountains, and city. Although less frequently marketed than mountain or city views, the direct reference confirms that some units offer this feature.

Sunset views are not supported by the current remarks; listings instead emphasize canal, mountain, and city views. Historical MLS data shows only 1/20 sunset mentions, so this appears to be absent or at least not reliably offered across the building.

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 for direct statements about fireworks views from a unit, lanai, or the building. The remarks discuss city, mountain, canal, golf course, marina, and beach proximity or views, but contain no qualifying fireworks-view statement.

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.

At least 15 listings explicitly mention the feature, using terms including "on-site management," "on site Manager," "building manager," "all day manager," and "resident manager." The evidence is strong across multiple listings and agents, and it aligns with the current MLS data showing RESMAN in 18 of 20 listings, confirming that Rosalei has an 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.