Royal Garden at Waikiki

All available MLS property records (21/21) agree on 1977 as the construction year, and no remarks indicate a different build year or complete rebuild. This provides strong, consistent evidence that the building was built in 1977.

Multiple listings reference high-floor units and property data shows units as high as the 24th floor, with no evidence of higher stories. In the absence of 'top floor' or total-story remarks, we infer the building has 24 floors based on the highest observed unit floor.

Remarks describe Wyndham owning two thirds of the units but never state a total unit count. With no numeric references in any listing, the total number of units in the building cannot be reliably determined.

The public remarks explicitly say two thirds of the units are owned by Wyndham Vacations, which directly supports the existing 66% owner-occupancy value. This is a clear numerical statement in the remarks and aligns with the current value.

I searched the public remarks for explicit elevator references, including singular/plural mentions and counts, but found none. Because there is no direct evidence in the listings, the elevator count remains unknown from remarks alone.

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.

Remarks consistently describe 'split AC' or 'split air conditioning' within individual units rather than a building-wide central AC system. With no MLS entries for central AC being included in fees, it is very likely that central AC is not a fee-included building utility.

Strong, repeated evidence across the listings supports cable being included in the maintenance fee. Remarks directly state phrases like "Maintenance fees include cable TV" and "HOA fee includes ... cable TV," and the current MLS data shows CABTV in 18/20 listings. This appears consistent across multiple agents rather than isolated copy-paste noise.

This feature has moderate historical support in the MLS data, with 10 of 20 listings marking common area electricity included. The current remarks are less explicit than for other fees, but the building’s recurring condo/HOA descriptions and amenity operations support inclusion.

Listings repeatedly state 'Fee Simple' and never mention cooperative or co-op taxes. With no MLS indication of COOTAX, cooperative taxes are almost certainly not part of the maintenance fee.

Remarks from multiple agents clearly say electricity is included in the HOA fees. Together with the ELECTR checkbox in several MLS entries and the condo-hotel operating model, this strongly supports electricity being included in the maintenance fee.

Listings refer to kitchenettes and appliances without mentioning gas, and there is no MLS indication that gas is included in the fees. Given the building’s condotel setup and electric-style amenities, it is very unlikely that gas service is an HOA-included utility.

Hot water is directly confirmed in at least one remark, and the MLS history is strongly supportive with HOTWAT in 17/20 listings. No listing evidence suggests the presence of unit water heaters that would negate building-supplied hot water. Overall, this is high-confidence building-level inclusion.

Internet inclusion is strongly supported by both public remarks and MLS history. Multiple listings say "Maintenance fees include ... internet" and one says "cable/wifi included," while the MLS data shows INTSER in 17/20 listings. The evidence is consistent and not limited to a single agent.

Listings speak of Ala Wai Canal, ocean, and city views but never mention a marina, boat slips, or marina-related amenities. With no MLS indication of MARINA, there is no evidence that marina fees or access are included in the association fees.

Sewer is directly confirmed in the remarks and broadly supported by MLS data. The strongest remark explicitly lists sewer among included maintenance items, and the MLS history shows SEWER in 18/20 listings. This is highly consistent across the building's listings.

Water inclusion is clearly supported by the public remarks and the current MLS record. One remark explicitly says "Maintenance fees include ... water," and the MLS data shows WATER in 18/20 listings. The pattern is strong and consistent across multiple listings.

BBQ is clearly a building amenity. Multiple listings mention “outdoor BBQ area,” “BBQ areas,” “barbecue area in a garden setting,” and “BBQ, community laundry,” showing consistent support across different agents rather than a one-off copy/paste. The current MLS data is also strong, with 18/20 listings checked for BBQ.

0 of 20 listings reference bike storage, bicycle rooms, or bike racks, and the bike storage-related MLS amenity is never selected. The remarks focus on pool, gym, BBQ, valet, and laundry but are silent on any bicycle facilities, indicating the building does not offer dedicated bike storage.

Views of the canal and ocean are marketed, but there is no indication of dock access or mooring facilities. With MARINA absent in MLS and no textual evidence, the building does not appear to have a boat dock or marina.

Parking and valet services are described in detail, but there is no reference to any car wash facilities. With CRWSH unchecked across all MLS entries, the building likely does not offer a car wash amenity.

While there are lounges and common areas, no listing calls out a dedicated 'clubhouse' or 'community center'. With just a single MLS entry marking CLUHOU and no corroborating remarks, this appears to be an agent checkbox error rather than a real clubhouse.

Moderately strong evidence the building offers concierge/front-desk services: 6 of 20 listings have CONCIE checked and several remarks explicitly say 'concierge service' or 'on-site manager' with staffed operations (valet/front desk). Evidence is present in multiple agent remarks, though less ubiquitous than security, so confidence is slightly lower but still strong.

In a building where amenities are heavily marketed, a dog park or dog run would normally be highlighted but is never mentioned. The complete absence of DGPRK in MLS further supports that there is no dedicated dog park.

Marketing language focuses on security staff, valet, and concierge/front desk services rather than a dedicated doorman or lobby attendant. With just a single MLS listing indicating a doorman against this remark pattern, it is very likely the building does not offer a formal doorman service.

Exercise room/fitness center is very well supported. Multiple listings explicitly say 'exercise room,' 'fitness center,' 'fitness room,' 'gym,' and 'work out in the gym,' with several separate agents repeating the same amenity language. This appears to be a real building amenity, not just copy-paste noise.

The building offers 'daily valet service' and '24-hour security' but no indication of limo or house-car service. The absence of LIMSER in MLS and in remarks supports that no limousine/car service amenity is provided.

Meeting-room-type space is implied more than directly named. The public remarks repeatedly mention a 'business/media lounge,' 'owners lounge,' and 'tech room,' and the current MLS data has a strong majority checked. This looks like a shared community/lounge space that likely functions as a meeting area.

Strong evidence the building offers patio/deck-type amenities or outdoor spaces. At least several listings explicitly mention a "private lanai," "balcony," "outdoor amenities," "green spaces," and "BBQ area," and the historical MLS data already showed 13/20 listings with PATDEC/COVPAT. The repeated references across multiple remarks suggest this is a real building feature, not just an agent checkbox artifact.

There is no meaningful remark evidence for an on-site jogging or walking path. Listings repeatedly describe pool, sauna, BBQ, gym, recreation room, and garden/common areas, but never a jogging/walking path, and the MLS checkbox appears on only 1/20 records. That pattern strongly suggests the path feature is not actually part of the building amenity package.

Listings emphasize amenities for adults (pool, sauna, gym, rec room, BBQ, gardens) but say nothing about a children's playground. Combined with 0/20 MLS entries, this indicates there is no playground amenity.

Several listings describe resident-only outdoor garden areas, including 'very private green spaces and BBQ Areas', a 'spacious green yard', and a 'zen garden' in a garden setting. While these are shared rather than unit-exclusive yards, they function as private yard-like green spaces for owners and guests. Buyers looking for buildings with private garden/yard areas would likely consider this relevant.

A putting green is a notable luxury feature and would almost certainly be advertised if present, yet it is never mentioned. With PUTGRE absent from all MLS records, the building is very unlikely to have a putting green.

Recreation area is moderately supported by the MLS and by remarks describing shared amenity spaces and garden/lounge areas. While the exact phrase 'recreation area' appears less often than 'recreation room,' the building clearly offers common outdoor amenity space that fits the feature.

Recreation room is supported by several public remarks, including 'game room,' 'rec and game room,' and direct 'recreation room' wording. The evidence is less universal than the gym/sauna, but it is repeated enough across multiple listings to treat as a true building amenity.

Agents repeatedly say the property is near or walking distance to many restaurants, but none indicate a restaurant or café inside the building itself. The single RESTAU check is likely a mistake, so an in-building restaurant is not considered present.

Agents repeatedly list pools, saunas, BBQ, gym, gardens, and lounges but never mention rooftop amenities or a roof deck. With ROOFDCK unchecked across all MLS entries, it is very likely there is no shared rooftop facility.

Sauna is one of the strongest confirmed amenities in the building. Numerous listings explicitly mention 'sauna,' 'saunas,' and 'pool sauna,' often alongside the pool and gym. The consistency across multiple agents makes this high-confidence.

0 of 20 listings mention building storage units or lockers, and MLS amenities for storage are unchecked across all of them. Remarks only reference in-unit closet storage, with no indication of dedicated building storage rooms or lockers, so this appears to be a building without separate storage units.

The remarks reference many amenities (pool, sauna, BBQ, gym/fitness center, laundry, valet, business/media lounge, zen garden, recreation/game room) but do not mention any surfboard or board storage. Searched for terms like 'surfboard storage', 'board storage', 'surf storage', and similar phrases and found no references, so this feature is assumed not present based on available information.

Agents prominently market the building’s amenities but never mention a tennis court, which would normally be a key selling point. With 0/20 MLS entries indicating a tennis court, it is very likely this amenity is not present.

Trash chute is supported mainly by the current MLS checkbox pattern rather than the public remarks. Because 15 of 20 listings currently show it checked, it is likely a real building amenity, but there is no direct phrase in the remarks to confirm it.

Valet is strongly supported by both historical MLS data and current public remarks. Roughly 12 of 20 listings show VALET in amenities, and multiple remarks explicitly say "valet parking is available to all guests," "24 hour valet parking," and "valet service," suggesting this is a real building amenity rather than a copy-paste checkbox error. The evidence is consistent across multiple agents and listing types, so this feature should be included.

Listings describe pools, green yards, zen gardens, and an urban Waikiki setting without any reference to being gated or fenced. Combined with 0/20 MLS indications for gated/walled amenities, this strongly suggests the property is not enclosed by a wall or fence as a security feature.

Listings that carefully list amenities never mention a hot tub or spa, even when detailing the pool and saunas. With just a single WHIRLP checkbox and no textual support, it is more likely there is no dedicated whirlpool/hot tub.

The building clearly has a shared swimming pool. Pool access is mentioned in nearly every current remark set, with phrases like 'outdoor pool,' 'swimming pool,' and 'heated pool' appearing in many listings. The evidence is strong and consistent across multiple agents, so this feature should remain true.

Moderately strong evidence that the pool is heated: 8 of 20 MLS listings include HEAPOO and several public remarks explicitly say 'heated pool' (appearing in multiple listings' remarks). While 'heated' is not present in pool_features fields, the repeated amenity checkbox and explicit remarks across listings indicate a heated/shared pool with high confidence.

All remarks were checked for any indication that the pool is salt water (terms like 'salt water pool', 'saltwater', 'saline', or 'salt pool') and none were found. The presence of a pool is clear, but its type is never specified, so it is assumed not to be a documented saltwater pool.

At least one listing clearly notes 'Washer and Dryer in the unit,' indicating that some units in Royal Garden at Waikiki offer in‑unit laundry. Although only 1/20 MLS listings check washer/dryer, this explicit remark provides strong evidence that buyers can find units with in‑unit laundry in this building.

There is overwhelming evidence that Royal Garden at Waikiki has shared/community laundry facilities. Current remarks mention it in many forms across multiple listings—'community laundry,' 'on-site laundry facilities,' 'laundry room,' and 'free on-site laundry room'—showing consistent confirmation from many agents rather than a one-off mention. The feature appears stable and strongly supported by both historical MLS data and current descriptions.

The laundry facilities are repeatedly described as free, sometimes accessed via a pass or card key, and never as coin- or fee-operated. I searched for terms such as coin-op, paid laundry, or card-operated machines and found none, so the community laundry is most likely not paid.

Multiple listings describe a central laundry facility on the 4th floor or a shared on-site/community laundry room, with no mention of laundry on every floor. I specifically looked for phrases like "laundry on each floor" or "laundry on every floor" and found none. This strongly suggests laundry is centralized rather than floor-by-floor.

Parking is strongly supported across many listings and is explicitly described in multiple ways. At least 10+ remarks mention valet parking, parking garage access, or monthly/daily parking options, which outweighs the recent MLS checkbox inconsistency showing many 'NONE' entries. The evidence appears to be consistent across different agents rather than a single copy-paste error.

Across all the provided remarks, parking is always described as valet or pay-per-use (e.g., “Daily valet service $50/day for non-owners/$45/day for owners”) rather than assigned or deeded stalls. With no MLS indication of ASSIGN and no textual evidence of reserved spaces, it is very likely the building does not offer assigned parking to unit owners.

One listing states “Parking garage has monthly and daily parking options for residents and visitors,” and others refer to valet parking within the building. A garage located in the building almost certainly provides covered parking, so buyers can expect covered/structured parking options here.

I searched for phrases like "deeded parking," "owned stall," and "parking included in deed" and found no evidence. The public remarks instead reference valet service and parking garage options, which indicates parking is not described as deeded.

Agents repeatedly list amenities like pool, sauna, BBQ, gym, valet, and laundry but never mention EV charging or Tesla/EV stations. Given the breadth of marketing language and the complete absence of EV references in remarks and MLS checkboxes, it is very likely the building does not currently offer EV charging.

I looked for a monthly parking fee, but the only explicit price found was a daily/overnight valet charge of "$40" and other daily rates like "$45/day" and "$50/day." Because no monthly parking charge is stated, the only numeric parking cost available from the remarks is the $40 valet fee.

Several listings describe parking as available via daily valet or garage options for non-owners and visitors (e.g., “Daily valet service $50/day for non-owners” and garage options for “residents and visitors”). This clearly indicates that guest/visitor parking is available in the building, primarily through the valet/garage system.

Listings note that security staff register guests and issue passes and that there is “24 hour security” alongside valet parking. While not explicitly stating a gate or card reader for the garage, the combination of staffed valet-only parking and continuous security strongly implies that parking access is secured and controlled.

None of the many remarks mention tandem, back-to-back, or shared stall configurations—only valet and general garage parking are described. With no MLS or textual evidence of tandem spaces, it is very likely the building does not offer tandem parking as a defined feature for owners.

At least 10 listings across different agents and wordings highlight valet parking (e.g., “Daily valet service,” “valet parking available for $50/day,” “Parking is also available over night in the building via valet service”). The consistency and detail of these references confirm that valet parking is a major, established feature of this building.

I searched for terms like "parking waitlist," "waiting list," and "join waitlist for parking" and found nothing. The listings only describe valet and parking garage availability, with no mention of any waitlist system.

Listings emphasize lobby quality, security staff, and other amenities but never mention secure or keyed elevators. Together with the complete absence of this amenity in the MLS checkboxes, this indicates the elevators are not keyed/fob-access controlled as a building feature.

I searched for terms like key card access, fob access, card reader, and keycard entry tied to building entry or security. The only card reference is for laundry usage, and keypad/keyless entry is described at the unit level, so there is no clear evidence of a building-wide security card/fob system.

Strong evidence that Royal Garden at Waikiki has on-site/security guard service. Across the remarks, 6+ listings explicitly mention "24-hour security," "security," or describe the building as "secured," which aligns with the historical MLS pattern of 16/20 listings showing SECGUA. The consistency across multiple remarks supports this as a real shared building feature.

I looked for phrases such as security patrol, roving security, and patrol service. While security staff and 24-hour security are noted, there is no explicit indication of an active patrol service in the building.

Across many listings, security is consistently described in terms of staffed 24‑hour security without any reference to cameras or video monitoring. Combined with 0/20 MLS checks for a security system amenity, this strongly suggests there is no distinct video-surveillance feature being offered or marketed.

No listing remarks describe central air or a building-wide HVAC system, despite detailed amenity descriptions being frequently copy-pasted. Only 1 of 20 MLS records checks a central AC-related field, suggesting that was likely an agent error rather than a true building-wide feature. The repeated emphasis on in-unit split AC upgrades instead of central systems supports treating central AC as absent at the building level.

Split AC is explicitly mentioned in many current remarks for Royal Garden at Waikiki, including phrases like "split air conditioning," "split AC," and "split a/c." Combined with prior MLS data showing ACSPL in 16/20 listings, the evidence is very strong and consistent across multiple listings rather than a one-off copy-paste error.

No listing remarks explicitly mention 'window A/C', 'window unit', or 'wall A/C', but 4 of 20 current listings have the ACWIUN (window A/C) inclusion checked, consistent with earlier medium-confidence data. Several upgraded units now advertise split A/C, suggesting A/C types vary by unit and that window units may be more common in older or less-remodeled condos. In the absence of explicit contradiction, this supports keeping window A/C as a possible feature available in at least some units, but with only moderate confidence.

Concrete construction is strongly supported. Current MLS data shows 20 of 20 listings marked CONCRE, and the remarks align with a substantial high-rise resort building. There is no meaningful competing evidence suggesting a different construction type.

Nearly half of the listings (9 of 20) tag double wall, and none explicitly deny it in remarks. Given the building’s vintage and typical construction practices, it is reasonable to include double-wall construction with moderate confidence.

No listings (0 of 20) report hollow tile construction and remarks provide no hints of it. The absence across all agents plus the typical concrete high-rise form makes hollow tile construction very unlikely.

Some listings (5 of 20) explicitly classify the building as masonry/stucco, while others simply leave the field unchecked. With no conflicting remarks and a building type that commonly uses stucco over masonry or concrete, this feature is included with moderate confidence.

A small minority of listings (3 of 20) check steel frame, but there is no supporting language in remarks and every listing confirms concrete construction. This pattern indicates the building is not properly described as steel-frame.

There is no MLS or remarks evidence that agents consider this a ‘slab’ construction in the MLS sense. Given 0 of 20 listings select SLAB and the building’s high-rise form, slab construction is treated as not applicable here.

No analysis available

Zero of 20 listings indicate wood frame construction and no remarks hint at any wood-frame structural elements. Given the high-rise concrete tower form, it is very unlikely this building is wood frame.

Above-ground construction is not supported by the public remarks or by the current MLS pattern. Only 2 of 20 listings check ABOGRO, which looks more like inconsistent agent data than a confirmed building characteristic. No remarks explicitly describe the building as above-ground constructed.

A few listings (3 of 20) flag brick construction, but listing remarks are completely silent about brick and the building type is inconsistent with brick structural construction. This strongly suggests the building is not constructed with brick.

There is zero MLS or remarks support for single-wall construction, and the building is a multi-story condotel where this method is not used. This strongly supports that single-wall construction is not a feature of this building.

The public remarks repeatedly and clearly state that short-term rentals are legal and permitted in this building. Phrases like "best-kept-secret legal vacation rental building," "legal daily short-term rental," and "short term rentals are allowed" strongly confirm STR allowance.

The listings repeatedly connect the building with Wyndham/Club Wyndham operations and hotel-style management, which is strong evidence of a hotel rental pool or hotel-managed program. Because STR is allowed and the building is described as a condotel/shared hotel operation, this feature is supported.

I looked for language that owners must participate in a rental pool, but instead found remarks stating units can be used privately, are self-managed, and may be rented without additional fees. That is strong evidence the rental-pool participation is not mandatory.

At least 4 of the ~20 listings explicitly state their tenure as 'Fee Simple' (e.g., 'Own 100% Fee Simple', 'Fee Simple Unit in a Legal Daily Short Term rental building'), and none mention leasehold. This confirms that the building offers Fee Simple units; there is no evidence of any non-FS tenure in the remarks or MLS land-tenure fields.

No listing remarks reference leasehold status, lease rent, or lease expiry, while multiple listings emphasize being 'Fee Simple'. Given the consistent absence of any leasehold indicators across all observed listings, it is highly likely the building does not offer leasehold units.

I looked for leasehold language such as a ground lease, lease expiration date, renewal year, or wording like "lease expires" and found nothing. The listings repeatedly describe the property as "Fee Simple," so there is no lease-expiry year to extract.

I searched for explicit phrases like "VA approved," "VA financing," and "VA loans accepted" and found none. The remarks consistently discuss legal short-term rentals, fee simple ownership, and valet parking, but do not mention VA eligibility.

The remarks repeatedly and explicitly confirm comprehensive insurance coverage, including "100% Hurricane insured" and "full hurricane replacement cost coverage." This is strong public-remark evidence that the building is fully insured.

Fire sprinklers are strongly supported for this building. Historical MLS data shows 13 of 20 current listings include the FIRSPR amenity, and current remarks explicitly state "Fire sprinklers in place." The repeated MLS checkbox usage plus direct remark confirmation from agents makes this a high-confidence building feature.

I searched the remarks for language indicating a passed fire/life safety evaluation or fire inspection, but found no explicit confirmation. The only related safety detail mentioned was that fire sprinklers are in place, which does not establish that the building passed FLSE.

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

Ocean views are strongly supported across the listing set. At least 11 of 20 current MLS entries mention ocean views, and multiple remarks from different listings explicitly say 'stunning ocean,' 'peak a boo ocean,' 'partial ocean view,' or 'beautiful ocean... views.' This does not look like a one-off copy/paste issue; the feature is repeatedly documented by multiple agents.

Mountain views are very strongly and repeatedly documented. 18 of 20 current MLS records include mountain references, and the remarks from multiple listings explicitly mention 'mountain views' alongside other views. The consistency across listings suggests this is a real building-level feature, not a checkbox error.

One high-floor unit specifically highlights 'Diamond Head' along with ocean, mountain, canal, and golf course views. MLS data shows 3 of 20 listings checked for Diamond Head view and none flagged with no view. This combination indicates that some units in the building enjoy Diamond Head vistas.

City views are well supported across the building’s listings. 15 of 20 current MLS entries include city references, and remarks repeatedly mention 'city views' or 'city lights views' from private lanais. The evidence appears broad and consistent rather than isolated to a single agent.

Agents frequently describe ocean and canal views, and MLS view coding adds 3 of 20 listings with a specific coastline view designation. Given the building’s Waikiki location and high floors, this supports that some units see an extended shoreline, not just a water slice. Evidence is MLS-driven rather than remark-driven but still persuasive for inclusion.

Although only 1/20 current MLS entries list GARDEN, many public remarks reference 'garden setting', 'zen garden', 'lush greenery', and 'very private green spaces', indicating the building has landscaped/common garden areas. Evidence is moderate and appears across several agent remarks rather than solely checkbox data.

At least one high-floor unit is explicitly marketed as having 'golf course views' along with ocean, mountain, Diamond Head, and canal vistas. MLS data also shows a golf-course view box checked on 1 of 20 listings. This indicates that some units, likely on specific stacks/floors, look toward a golf course.

Marina/canal views are consistently referenced in the remarks, especially "Ala Wai Canal," "canal views," and "beautiful views of Ala Wai Canal." Multiple listings independently mention canal-facing units, indicating this is a genuine and recurring feature of the building. The evidence is strong enough to include marina-view availability.

No provided remarks explicitly mention sunrise, morning sun, or eastern exposure, so direct textual evidence is limited. However, 1/20 current MLS entries are coded for SUNRIS and prior data also had some sunrise coding, implying a subset of units face an easterly direction. Given this MLS pattern and the building’s demonstrated range of view orientations, it is likely that some units offer sunrise views even though agents rarely highlight it in remarks.

Sunset views are called out in several listings (3/20 current MLS entries) and agent remarks include phrases like 'spectacular sunset views' and 'sunny' orientation references. Multiple listings corroborate sunset exposure, providing strong evidence the building offers units with sunset/western views.

Across all compiled listings, cemetery views are never mentioned, whereas many other view types are repeatedly highlighted. MLS data likewise shows zero listings coded with cemetery view. Given the urban Waikiki location and absence of any supporting evidence, it is highly likely that no units in this building have cemetery views.

Multiple units are described with various view types, yet none reference the Hilton Hawaiian Village Friday night fireworks or any fireworks viewing from the property. In the absence of explicit fireworks-view language, it is unlikely this feature is a notable selling point based on current remarks.

Listing remarks extensively market short-term rental, resort-style amenities, and building benefits but never reference being pet-friendly or allowing dogs/cats. Given the building’s hotel/condotel operation shared with Club Wyndham and typical policies in such properties, the evidence points to pets generally not being allowed. Buyers specifically needing a pet-friendly building should assume this property is not suitable.

Several listings mark RESMAN in the amenities, and at least one explicitly describes an 'on-site manager' as part of the building services. This corroborated description shows the building maintains a resident or on-site manager presence.

Many listings clearly state that units are in a condotel, emphasizing legal daily short-term rentals, hotel-quality finishes, and management shared with Club Wyndham. References to hotel operations, Wyndham amenities, and a resort-style lobby confirm condo-hotel use. Investors specifically searching for condotel properties will find this building fits that profile perfectly.

Remarks consistently refer to units as 'Fee Simple' and describe conventional condominium/condotel ownership rather than share-based cooperative ownership. There are no textual or MLS-code indicators of a co-op structure. Buyers requiring or avoiding co-op ownership can safely treat this as a non-cooperative, fee-simple condo/condotel building.