The Watermark

All available MLS property records (4/4) agree the building was constructed in 2008. No listing remarks conflict with this, so 2008 is accepted as the build year with high confidence.

Listings reference low, mid, and high floors up to at least the 31st floor, indicating a tall high-rise. Public sources consistently describe The Watermark Waikiki as a 38-story building, and no MLS data contradicts this count.

The provided listing remarks do not specify how many units are in the building. External public information for The Watermark Waikiki indicates about 212 units, so this value is adopted with moderate confidence in the absence of contrary MLS evidence.

I searched for an owner-occupancy percentage and phrases such as "majority owner occupied" or "highly owner occupied." The remarks mention rental-investment potential and one seller being a second-home owner, but these do not establish a building-wide owner-occupancy rate.

I searched for explicit statements such as "4 elevators," "four elevators," or "multiple elevators." The remarks only refer to parking being close to an elevator and do not state the building's elevator count, so the value remains unknown.

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.

Central air conditioning is mentioned directly in several public remarks, including phrases like "central air conditioning" and "Central AC." Although the MLS checkbox frequency is low at 5/20, the explicit repeated mentions suggest some units in the building do have central AC.

Seventeen of 20 current listings identify CABTV as included in the association fee. No public remarks explicitly quote cable service being included, but the repeated MLS designation across many listings and agents provides strong building-level evidence.

Twelve of 20 listings identify OTCOEX, the MLS code for common-area electricity, in the association fee. Remarks consistently describe shared lobbies, pools, gyms, gardens, and other maintained areas, but do not explicitly state that common electricity is included.

Co-op taxes are not included in the fees and the building does not appear to be a cooperative. 0 of 4 listings check the COOTAX field, and the remarks consistently refer to the property as a luxury condo in Waikiki with no mention of co-op structure or co-op tax obligations.

Electricity is very likely not included in the HOA fees. All four listings leave the ELECTR checkbox empty and the marketing copy, while describing many amenities, never notes ‘electricity included’ or ‘all utilities included’ as a selling point.

Gas service does not appear to be included in the maintenance fees. None of the MLS entries select the GAS fee-include option, and the remarks never describe gas or gas utilities as part of the HOA coverage.

Evidence weighs against included hot water: only five listings show HOTWAT, compared with 14 showing WTRHTR. The explicit remark about a newly installed water heater further supports correcting hot-water inclusion to false.

Fourteen of 20 listings identify INTSER in the association-fee inclusions. Multiple remarks explicitly mention "Wi-Fi in common areas," providing confirmation from more than one listing rather than relying solely on copied MLS checkbox data.

Marina access or boat slip fees are not included in the building’s maintenance fees. 0 of 4 MLS entries mark any marina-related fee inclusion, and the marketing language focuses on ocean and harbor views rather than offering marina facilities as an amenity bundled into the HOA.

Eighteen of 20 current listings include SEWER in the association fee. No remarks explicitly mention sewer, but the feature is consistently reported across numerous listings and agents, making the building-level evidence strong.

Eighteen of 20 listings identify WATER as included in the association fee. Although the remarks focus on amenities, views, and lifestyle rather than utility billing, the repeated water inclusion across current MLS records is strong evidence.

All 20 listings have BBQ in the MLS amenities, and numerous remarks independently mention “BBQ pavilions,” “multiple barbecue areas,” “5-BBQ areas,” “grills,” or “barbecue spaces.” This is strong, repeated evidence of shared BBQ facilities.

None of the 4 listings mention bike storage, bike room, or bicycle facilities, despite listing many other amenities in detail, and MLS data never flags bike storage. This consistent omission across multiple agents suggests the building does not have dedicated bike storage.

The building overlooks the harbor but is marketed for views rather than marina access. The absence of MARINA in MLS and no mention of docks or slips indicate there is no on-site boat dock amenity.

The listings discuss covered parking, garages, guest parking, and storage but never describe a designated car-wash facility. The isolated current MLS checkbox is unsupported by public remarks and is likely a copied or incorrect agent selection.

Three of 20 listings currently include the clubhouse amenity, but none of the supplied public remarks explicitly mention a “clubhouse,” “club house,” or community center. Because historical confidence was high, this is retained as true, though the remark-based support is weak and may reflect MLS terminology or checkbox carryover.

Concierge service is well supported by the remarks and MLS data. Several listings mention "concierge service," "concierge desk," "front desk service," "front desk staff," and "Concierge Front Desk," which aligns with the current MLS data showing 8/20 listings checked for CONCIE. The repeated wording across multiple listings suggests a real building amenity rather than an agent error.

No supplied listing describes a “dog park,” “dog run,” or dedicated pet area. A few remarks mention that the building is pet friendly or that pets can unwind in the garden, but those statements do not establish a dedicated dog facility; the lone MLS checkbox is insufficient against the otherwise consistent absence.

All descriptions emphasize a front desk/concierge rather than a traditional doorman, and only one listing checked the doorman box with no supporting remarks. This suggests the building has staffed front desk services but not a separate doorman feature.

At least 18 of the 20 listings mention this feature using phrases such as “fitness center,” “gym,” “modern exercise room,” “open-air fitness pavilion,” and “state-of-the-art gym.” The consistency across many agents and repeated detailed descriptions strongly confirms a building-level exercise facility.

Despite being a luxury building with strong concierge services, no agent mentions building-provided car or limo service. MLS likewise does not show limousine or house car service.

At least 16 listings mention “meeting room,” “upscale meeting room,” “library meeting room,” or “meeting rooms.” These repeated descriptions across numerous listings strongly confirm a shared meeting facility.

Patio/deck amenities are strongly established: well over 15 listings mention a lanai or similar outdoor space, with phrases including “two large lanais,” “spacious lanai,” “private lanai,” “222 sq. ft. lanai,” “225 sq ft.,” and “226SF open lanai.” The repeated, unit-specific descriptions across numerous listings and historical high confidence indicate this is a legitimate building offering, not merely copied checkbox data.

At least 8 listings explicitly mention “walking and jogging paths,” “walking/jogging paths,” “walking path,” or landscaped tropical paths. The feature is consistently described as part of the building’s shared grounds rather than a private unit amenity.

The building is presented as a resort-style, adult-oriented property with gardens and pool but no kids’ playground. MLS confirms the absence of a playground amenity.

No listing explicitly mentions a “private yard,” “fenced yard,” or unit-specific enclosed outdoor space. A few remarks reference shared “yard spaces,” landscaped gardens, and common-area open space, which support communal grounds rather than private yards; the 8/20 PRIYAR checks may reflect agent checkbox carryover or misclassification.

Amenities are focused on pool, spa, gardens, and fitness rather than golf features. With MLS also not listing a putting green, this amenity is almost certainly not present.

At least 10 listings directly mention a “recreation deck,” “recreation area,” “acre of open space,” or “island-luxury recreation area,” while many others describe the same shared landscaped amenity grounds. The feature is supported by both MLS data and detailed remarks.

There is no convincing evidence of a dedicated recreation room. Remarks consistently mention other shared spaces such as a meeting room, lounge, library/media room, or recreation deck, but not a true rec room or game room, so this is best treated as absent.

Dining options are described as nearby, not within the building. With no MLS indication of RESTAU, the property does not appear to host its own restaurant.

Amenity descriptions center on landscaped grounds rather than any rooftop deck or terrace. With MLS also not flagging a roof deck, a shared rooftop amenity is very unlikely.

Saunas are mentioned throughout the remarks, often alongside the gym, pool, BBQ areas, and other shared amenities. The repeated explicit references across many listings, together with 16/20 current MLS records, provide very strong confirmation.

Storage is explicitly mentioned in numerous current listings, including references to a storage locker, private storage, storage cabinets, and multiple storage spaces. The repeated confirmations across different unit listings, together with the historical high-confidence MLS pattern, strongly support that The Watermark offers storage units or lockers.

The remarks refer to storage lockers, cabinets, parking storage, and general storage spaces. They do not identify dedicated surfboard or board storage facilities.

Across all four remarks, there is no reference to tennis courts despite detailed amenity descriptions. Combined with MLS showing no tennis court, this indicates the building does not offer this feature.

Nineteen of 20 listings include the trash-chute amenity in MLS, although none of the supplied remarks explicitly say “trash chute,” “garbage chute,” or “refuse chute.” The absence of remark references is expected for a functional building service, while the near-universal checkbox data supports the feature.

Agents emphasize front desk, security, and garage parking but never refer to 'valet,' 'valet service,' or 'valet parking,' which would normally be a key marketing point if present. Consistent omission in remarks and MLS data across multiple listings indicates the building does not offer valet service.

Listings do not describe the building as gated or enclosed by a wall or fence, and there is no MLS checkbox support for those features. Security is framed around staffed services and a secure garage rather than perimeter barriers, so a wall/fence feature is unlikely.

A spa or whirlpool amenity is repeatedly documented through phrases such as “whirlpool spa,” “Jacuzzi,” “Jacuzzi tub,” “hot tub,” “outdoor jacuzzi,” and “heated pool/spa.” The feature is strongly supported by multiple independent listings and current MLS data.

Pool availability is overwhelmingly confirmed across all 20 listings. Multiple remarks from different listings and apparent agents explicitly mention a "heated lagoon pool," "heated saltwater lagoon-style pool," "saltwater swimming pool," "infinity-edge pool," and "heated pool," often alongside spas or hot tubs, strongly establishing this as a building amenity rather than an isolated or copied claim.

The pool's heated status is repeatedly confirmed in remarks across multiple listings, with phrases such as "heated pool," "heated saltwater lagoon-style pool," and "heated lagoon-style infinity pool." Although only 12/20 current listings include the HEAPOO amenity and none use the HEATED pool_features field, the repeated explicit descriptions and prior high-confidence evidence strongly support the feature.

Saltwater pool language appears repeatedly across the listings, including descriptions of a heated lagoon-style or infinity pool. This is strong, consistent evidence that the building pool is salt water.

In-unit laundry is strongly supported across the building: 20/20 current listings include WASHER/DRYER in MLS inclusions, with at least 8 remarks explicitly mentioning phrases such as “in-unit washer and dryer,” “in-unit washer/dryer,” “washer and dryer in unit,” and “en-suite laundry.” The repeated confirmations appear across different unit descriptions and are consistent with the previously high-confidence determination.

Across four listings, none include community/shared laundry in amenities, and detailed remarks listing many building features never mention a laundry room or shared facilities. The presence of in-unit washer/dryers further supports that there is likely no separate community laundry in this building.

Laundry references are limited to private in-unit washers and dryers. The remarks do not identify a paid shared laundry service, coin laundry, or payment system.

The remarks repeatedly mention in-unit washers and dryers but do not describe community laundry facilities. No evidence was found for laundry rooms on every floor or any other floor-by-floor shared laundry arrangement.

Every listing for this building references parking, typically noting two stalls per unit. MLS parking feature codes appear on 4/4 listings, confirming that the building offers on-site parking for residents.

Assigned or reserved parking is repeatedly confirmed across many listings from different agents, including phrases such as 'two dedicated parking stalls,' 'two reserved covered parking stalls,' and 'two assigned parking stalls.' The evidence is strong and consistent with the previously high-confidence building-level finding.

Covered parking is strongly supported across the building, with 20 of 20 current MLS listings carrying covered-parking indicators. Numerous remarks explicitly mention covered stalls, garages, or parking structures, including "two covered parking stalls" and "secure, covered garage," confirming this is a consistent building feature rather than isolated copy-paste.

Many listings mention parking, including “two dedicated parking spaces,” “two reserved covered parking stalls,” and “4 assigned parking spaces.” These statements confirm parking availability but do not explicitly establish that the stalls are deeded or owned with the unit.

Across 4 listings, there is no EVCHRG flag and no mention of charging stations in the remarks. This strongly indicates the building does not currently offer EV charging in its parking facilities.

The remarks were searched for monthly parking fees, parking charges, rental costs, or additional parking expenses. No parking fee was stated; listings generally describe parking as included or assigned.

Guest parking is supported by 13 of 20 current MLS listings and several direct remarks. Key phrases include "guest parking available for the building," "Lots of Guest parking," "ample guest parking," and "guest parking and street parking," indicating availability at the building level.

Secured parking is confirmed by 11 of 20 current MLS listings, with multiple agents using explicit descriptions rather than relying only on checkbox data. Remarks repeatedly reference gated or secure garages, including "two gated garage parking stalls," "2 dedicated parking spaces in a secure garage," and "secure gated" parking.

Across 4 listings, there is no TANDEM flag and no language indicating back-to-back parking. The evidence points to conventional separate stalls rather than tandem parking in this building.

Listings emphasize concierge and front desk services but do not mention valet, and the VALET checkbox is absent on all records. This indicates the building does not offer valet parking.

The remarks were searched for parking waitlists, waiting lists, or instructions to join a list. None were found, and several listings instead describe assigned, reserved, or dedicated stalls.

Across all four listings, agents highlight many amenities but never mention keyed or fob-access elevators. With no MLS checkbox support and no textual hints, keyed elevator security is presumed not to be a distinct building feature.

The remarks frequently mention 24-hour security, concierge service, secure or gated parking, and front desk coverage. None specifies a card- or fob-based building access system.

Security service is overwhelmingly supported: numerous listings explicitly mention "24 hour security," "24/7 security," or "24-hr. security," including listings for units 1603, 2101, 2403, 2802, 3104, and others. The repeated confirmations across many remarks, combined with SECGUA appearing in 17 of 20 listings and strong historical confidence, establish this as a building amenity rather than an isolated or likely copy-pasted checkbox error.

The listings establish 24-hour security and front desk or concierge coverage. Under the feature definition, those statements do not establish a dedicated security patrol service.

None of the four sets of remarks mention cameras, CCTV, or video monitoring, and no MLS checkbox data supports a video system. Given the emphasis on guards and front desk staff instead, video security cannot be confirmed and is treated as absent for now.

Central air is strongly validated across the building: at least 3 current remarks explicitly mention it, including “central air conditioning” and “Central AC.” The MLS data is highly consistent across listings (17/20 unit features and 20/20 inclusions), and the explicit remarks from multiple listings confirm this is a building-wide feature rather than an isolated or copied claim.

Across 4 listings, there are zero MLS indications (ACSPL) or remark mentions of split or ductless mini‑split AC, even in remodeled units where such an upgrade would typically be advertised. Combined with the presence of central AC, this strongly suggests the building does not offer split AC in its units.

There are no MLS flags (ACWIUN) or textual references to window air conditioners across 4 separate listings, even in units emphasizing upgrades. Coupled with the building’s central AC and high-end profile, the evidence points to window AC not being a feature in this building.

Concrete construction is supported by 18 of 20 MLS listings, indicating strong consistency across the building’s records. None of the supplied public remarks explicitly mentions concrete or reinforced concrete, but there are also no remarks contradicting it; the evidence is primarily repeated MLS construction-material data rather than copy-pasted narrative text.

Double wall construction is only present in 4 of 20 current MLS entries, while the historical summary indicates it was never previously checked. No public remarks mention double-wall construction, so this looks more like inconsistent MLS checkbox data than a verified building feature.

All 4 listings omit hollow tile from their construction material selections. With no textual mentions of hollow tile and consistent selection of other materials instead, hollow tile construction is very unlikely.

Eight of 20 current listings identify MASSTU in construction_materials, with historical records also supporting masonry/stucco construction. No public remarks explicitly mention "masonry," "stucco," or "masonry and stucco," so the evidence is moderate and may partly reflect repeated MLS data, but the feature remains plausible at the building level.

Steel frame construction appears in a minority of current MLS records (5 of 20), but none of the public remarks explicitly mention steel framing. This looks like weak-to-moderate MLS evidence without remark confirmation, so it should be treated cautiously.

Four of 20 current listings identify slab construction, and historical records previously supported a concrete slab foundation. The public remarks do not directly mention the foundation, so this is driven mostly by MLS material coding rather than descriptive text. The evidence supports inclusion, though not as strongly as the above-ground feature.

No analysis available

Across 4 listings for this building, wood frame is never selected in the construction materials. The remarks focus on luxury high-rise features and do not reference wood framing, so wood frame construction is very unlikely.

Six of 20 current listings mark above-ground construction, and the building context strongly fits a tower-style, above-grade condominium. Public remarks repeatedly emphasize high-floor units, elevated ocean and city views, and secure garage access, which align with an above-ground building. The evidence is consistent enough to keep this feature with high confidence.

None of the 4 listings for this building identify brick as a construction material. The marketing language emphasizes a modern luxury high-rise, with no suggestion of brick-and-mortar construction, so brick construction can be ruled out with high confidence.

Single wall construction is never indicated in the construction materials for any of the 4 listings. The property is marketed as a premiere luxury condominium with resort-style amenities, not as an older single-wall style building, so single wall construction can be confidently excluded.

The listings contain general references to rental investment and rental opportunities, but do not state that short-term rentals, vacation rentals, NUCs, or TVUs are permitted. Because no explicit STR authorization appears in the public remarks, STR permission is not established.

The remarks describe resort-style amenities and an “open-air hotel like lobby,” but this is not evidence of participation in a hotel rental pool. Since the listings do not establish that STR is allowed, this feature is false under the prerequisite rule.

The remarks contain no statement that owners must participate in a hotel pool or rental program. With no evidence of STR permission or any hotel rental pool, mandatory participation is false under the prerequisite rule.

Although the FS/LH MLS fields are blank for the 4 sampled listings, public sources consistently describe The Watermark Waikiki as fee simple. No listing remarks mention lease rent or leasehold terms, supporting the conclusion that the building offers fee simple units and not leasehold ones.

Across the sampled listings, there is no reference to leasehold tenure, lease rent, or lease expiration. Combined with public data describing the project as fee simple, this provides strong evidence that the building does not have leasehold units.

The remarks were searched for leasehold, ground lease, lease expiration, lease renewal, and specific lease-ending years. No applicable lease-tenure information or four-digit expiry year was found.

The remarks were searched for explicit references to VA approval, VA financing, or VA loans being accepted. None were found, so VA approval is not established from the public remarks.

I searched for "fully insured," "full insurance," "comprehensive building insurance," "fully covered insurance," and "walls-in coverage." No insurance coverage details are provided in the remarks.

No current public remarks explicitly mention fire sprinklers, fire suppression, or a sprinkler system. However, 13 of 20 current listings check FIRSPR, consistent with the previously high-confidence conclusion that fire sprinklers are a building-level feature; the absence of remarks is not sufficient to overturn the strong MLS evidence.

I searched for references to a fire/life safety evaluation, FLSE, fire-safety certification, life-safety compliance, or a passed fire inspection. None of these terms or equivalent statements appear in the remarks.

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 overwhelmingly supported, appearing in 19/20 current listings. Repeated phrases include “breathtaking panoramic views of the Pacific Ocean,” “sweeping ocean views,” and “unobstructed ocean views,” with consistent confirmation across many units and agents.

Mountain views are a confirmed building offering, though they appear in a smaller subset of units, with 5/20 current listings mentioning MOUNTA. Multiple remarks explicitly state “mountain views” or describe panoramic views including mountains, especially in high-floor and corner units.

Diamond Head views are explicitly marketed in multiple remarks, including “breathtaking panoramic views of Diamond Head” and similar phrasing. While less common than ocean or marina views, the direct mentions are clear and consistent enough to include. This appears to be a real but minority view option in the building.

City views are strongly supported, appearing in 17/20 current listings. Remarks from multiple listings cite 'city skyline,' 'Honolulu skyline,' 'vibrant cityscape,' and 'sparkling cityscape,' indicating the feature is consistently offered in some units.

Coastline views are directly supported in 8/20 current listings. Key phrases include “ocean & coastline panoramic seascapes” and “stunning views of the Pacific Ocean... coastline,” indicating the building offers coastline-view units despite the feature being limited to certain orientations or floors.

Garden views or garden-facing surroundings are explicitly mentioned in 8/20 listings. Key phrases include “garden views,” “landscaped tropical garden,” “large tropical garden,” and “lush green tropical gardens,” providing strong building-level support even though the feature varies by unit.

Agents consistently promote ocean, harbor, city, and garden views but never mention any golf course outlook. The lack of any reference across multiple listings indicates golf course views are not a building feature.

Marina and harbor views are a defining building feature, supported by 18/20 current listings. Independent remarks repeatedly quote 'marina views,' 'Ala Wai Yacht Harbor,' 'Ala Wai Boat Harbor,' and 'ocean, marina, and city views,' providing strong confirmation beyond checkbox data.

Sunrise views are explicitly confirmed in the remarks, including phrases like “spectacular sunrises” and “enjoy breakfast at sunrise.” Although not as frequently marketed as ocean or sunset, the direct mentions are unambiguous. This supports sunrise as an available building-level view feature.

Sunset views are strongly supported, appearing in 13/20 current listings. Independent remarks repeatedly describe sunset views from lanais and high-floor residences, including “breathtaking ocean, marina, and sunset views” and “front row seat to Hawaii’s spectacular golden sunsets.”

Across four listings, there is no reference to any cemetery or similar outlook, with views instead centered on ocean, marina, city, and gardens. This strongly indicates that cemetery views are not associated with this building.

The remarks describe ocean, marina, harbor, coastline, sunset, city, and mountain views from residences and lanais. They do not state that fireworks can be viewed from the units or building.

No analysis available

Across all available data, there is no 'no pets' language or NOPET restriction code, which is usually present when a building prohibits animals. While specific pet rules (size/number limits) are not described, the consistent absence of any no-pet restriction suggests that some form of pets are allowed in the building.

At least 9 of 20 current listings include the RESMAN amenity, and multiple remarks reference 24-hour front desk resident services or concierge/front-desk staff. The wording is sometimes concierge-focused rather than explicitly saying "resident manager," but the evidence is consistent across numerous listings and confirms staffed on-site resident services.

Remarks focus on living in a luxury condominium ('residence,' 'home,' 'move-in-ready retreat') rather than participating in a hotel program or short-term rental operation. The lack of any 'condotel,' 'hotel program,' or similar wording, combined with MLS data, strongly indicates this is a standard condominium, not a condotel.

Listings describe it as 'one of the premiere condominium buildings in Waikiki' and discuss units and parking stalls in typical condo terms, with no hint of share-based ownership or co-op structures. Given the MLS coding and language used, it is almost certainly not a cooperative.