Atkinson Towers 904 MLS

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"Sold as of October 31, 2011"
Condominium Apartment #904
2 Bedrooms & 1 Bathroom
Asking Price: $275,000.00 (FS)
Sold Price: $256,000.00 (FS)
* Click on any Picture to Enlarge

This 15 story high rise building is a block to the Hawaii State Convention Center; across the street from the Ala Moana Hotel/Condo; behind Yacht Harbor Towers and the YMCA complex; one block to the Ala Moana Shopping Center, Ala Moana Beach Park (Magic Island), Pacific Ocean, and at the entrance to Waikiki.

The 9th floor apartment has the total area of 858 sq.ft, including 128 sq.ft. of Open Lanai with peak Ocean view. The unit is listed at $32,000 below the most recent appraisal. Also, there is Washer and Dryer in the apartment. The apartment is ready to move-in and if needed for your renovation and/or upgrade.

Atkinson Towers is a secured building, with two elevators, and there is a Maintenance Manager. The project has a pool (not heated), individual Owners' assigned storage/lockers. Basic cable TV (high-speed internet is available).   No Pets are allowed, with the exception of certified seeing-eye dogs.

For more information about the building, condo documents, pictures, and more go to

Atkinson Towers Parking Stall Agreement

Frequently Asked Questions:

1. Is Atkinson Towers a Cooperative or a Condominium? 80%+ of the units have already been converted to Condominium, but 20 of the units are still known at Co-ops, so the project is known as ″Mixed-use″ building. Apartment unit #904 has converted to a Condominium.

2. Future? There is a good chance, over the next 5-7 years, all the Co-op stockholders will convert to Condominium, and the building will NOT be a ″Mixed-use″ project. The financing could/should go back to Conventional mortgages (FHA, VA, etc).

3. What about financing? At the current time: Credit Unions, Bank of America, Wells Fargo and most of the Mainland Banks/Lenders WILL NOT write a mortgage on Atkinson Towers, because it's a ″Mixed-use″ project (Co-ops and Condos). But, Bank of Hawaii and First Hawaiian Bank WILL write a ″Portfolio″ loan at 20% - 30% down for Owner Residents, higher for Investors. Note: This communication is provided to you for informational purposes only and should not be relied upon by you. Walt Flood Realty is not a mortgage lender and so you should contact Bank of Hawaii and/or First Hawaiian Bank providing mortgage product(s) directly to learn more about its mortgage products and your eligibility for such products.

4. What about Seller's financing? Sellers of this Condo #904 has decided to only sell for cash or bank financing.

5. Should you preview Atkinson Towers units? YES, if you are ″cash buyer″, but NOT if you are looking to finance, unless you have received a ″pre-qualification″ letter from either Bank of Hawaii or First Hawaiian Bank.

6. What was the last sale in Atkinson Towers as a comp? Unit #1207 sold in February 2011 at $ 288,000; Unit #502 sold in May 2011 at $ 255,000; Unit #308 sold in June 2011 at $ 276,000; - All 2 bedroom, 1 bathroom with 1 parking stall.

7. What is included in the Maintenance Fees? Building/flood/fire insurance, Maintenance Manager and staff, water, building electric, sewage, elevator maintenance, waste/trash removable contracts, and Basic TV cable. The electricity (HECO)and High Speed Internet Service are not included in the Maintenance Fees.

8. Why are the owners selling this Condo? The unit is being sold by the Trust of Mainland Owners.

9. How much is the rental income? The unit was occupied until August 1, 2011 for a year, and the rent was $1,597 including parking and GE Tax.

10. What about the parking leasehold? All the parking stalls are leasehold and the lease expires on Dec. 31, 2016. There are three (3) options on how to continue offering parking stalls for owners of the condos. Please ask the Listing Broker


Annual Financials

Budget Package (2009)

Budget and Reserve Analysis Report
July 23 '2010

Budget MF Reserve Analysis
Jan 1 '2010 - 12 Pages

Reserve Reports (2009)

Reserve Analysis Report - Dec 31 '2010

2011 Approved Budget - Short

Reserve Analysis Report - Dec 31 '2011 11 Pages (New)


Minutes - November 22, 2010

Minutes - September 20, 2010

Minutes - July 19, 2010

Minutes - May 17, 2010

Minutes - March 15, 2010

Minutes - Janury 25, 2010

Note: All information contained herein is obtained from sources deemed reliable, no representation is made as to the accuracy thereof, and it is submitted subject to errors, omissions, changes and withdrawals without notice (7/13/2011).

Generic Purchase Contract. Twelve pages of the Hawaii Association of Realtors (important to read if you are considering an Offer to Buy - Purchase Contract © 2009 HAR.) Note: This document can only be used/completed by a Realtor.

House Rules  to read the House Rules, as of March 2006, and other documents.

Interior Area: 730 sq. ft.  /  Open Lanai: 128 sq. ft.
Maintenance Fee: $420  /  Other Monthly Fees (Parking Stall Lease Rent): $46
Total Monthly Fees/Charges: $466
Bedrooms: Two  /  Bathrooms: One  /  Parking Stall #76

Google Hybrid Map to Atkinson Towers

Your Host: Walter W. Flood, R, PB
Walt Flood Realty ®  * Phone: 808-922-1659 *  Fax: 1-866-912-8984 (Toll Free)
 2092 Kuhio Ave., #1903, Honolulu, HI 96815
E-mail:  *  Website:

* All information contained herein is obtained from sources deemed reliable, no representation is made as to the accuracy thereof, & it is submitted subject to errors, omissions, changes & withdrawals without notice.

Walt Flood Realty ®
2092 Kuhio Ave, Home Office, Honolulu, HI 96815-2134
Phone (808) 922-1659 • Fax 1-866-912-8984 (Toll Free) •

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