About the Building
625 North Flores is a three-storey building of 1963, and the Los Angeles County Assessor confirms it as a genuine for-sale condominium rather than an apartment block held on one deed. Twenty-one separately assessed homes run across assessor parcel numbers 5528015089 through 5528015109, each carrying the legal description Tract 39079, Lot 1, Condominium, followed by a unit number from 101 to 307. Every one is coded 010E on the roll, the county's classification for a condominium created by conversion rather than one built as a condominium from the outset. The discovery data's count of twenty-one is correct and the county's own record confirms it precisely.
There is a second set of parcels in the record for the same homes, and it is worth understanding rather than ignoring. Assessor parcel numbers 5528015051 through 5528015071 carry the same tract, the same lot and the same unit numbers, phrased as Tract 39079, Lot 1, Condominium, Unit 101 and upward. Those parcels were deleted on 29 March 1993, the same date the current series was created. This is an administrative renumbering of an existing condominium regime, not a second building and not a second subdivision, but it means an old title search or a stale listing record can point at a parcel number that no longer exists.
The physical building follows from 1963 apartment practice. The lot is recorded at 11,502 square feet, zoned WDR3C under West Hollywood's code, and the roll gives both a year built and an effective year of 1963, meaning the county has never recorded a substantial alteration that would move the effective date forward. The assessor's design coding carries central heat, no refrigeration and no pool. Quality class is recorded as D65A. Read together, that describes a modest, efficient three-storey walk-up of the type built across this grid in the early sixties, later subdivided for individual sale.
The homes are small. Sampled county records give unit 101 at 725 square feet with one bedroom and one bathroom, and unit 307 at 631 square feet with the same configuration. A condominium directory publishes a range of 631 to 1,080 square feet, and its lower figure matches the roll exactly. The same directory describes the two homes marketed in August 2026 as two-bedroom, two-bathroom plans of 924 square feet each, which places the larger stock well above the sampled one-bedrooms. On twenty-one homes, expect two or three distinct plans rather than a catalogue.
The seismic record here is unusually complete, and it is good news. The City of West Hollywood's published register lists 625 North Flores Street by its full parcel range, 5528-015-089 through 5528-015-109, with a year of 1963 and a building type of soft storey. It was placed in Priority Group I, the tier for buildings of sixteen or more dwelling units, and notified to comply on 2 April 2019. The register records the screening report as completed and the retrofit status as exempt, which means an engineer looked at the building on the city's schedule and the city accepted that no mandatory strengthening was required.
Amenities & Services
The Residences
The county addresses the building 101 to 107, 201 to 207 and 301 to 307, which is as clean a plan as the roll ever shows: three identical residential levels of seven homes each. On a lot of 11,502 square feet that implies a compact rectangular block, most likely double-loaded off a single corridor or open walkway, with homes running front to back rather than across. It also tells you the corner positions, four of the twenty-one, are the only homes with two real aspects. Everything else is single-aspect, and which way it faces matters more here than in a larger building.
The smallest homes on the roll are genuinely compact. Unit 307 is recorded at 631 square feet with one bedroom and one bathroom, and a condominium directory gives the same figure as the bottom of the building's range. Unit 101 is recorded at 725 square feet with the same configuration, which is nearly a hundred square feet of difference between two one-bedroom homes in the same building. That spread is characteristic of an early-sixties block where the apartment layouts were set first and the condominium map followed them. Read each home's area off the recorded plan.
The two homes marketed in August 2026 were both described as two-bedroom, two-bathroom plans of 924 square feet. In a building where the sampled one-bedrooms sit between 631 and 725 square feet, that is a substantially different product rather than a variation, and it is likely to be a specific stack rather than a plan repeated on every floor. If two-bedroom homes are what you are after here, the practical question is how many of the twenty-one there actually are, because that number sets how long you will wait and what you will pay.
The assessor's design coding for the homes sampled carries central heat and nothing else, with no refrigeration recorded. For a 1963 building of this class that is expected, and it has a practical consequence. Any air conditioning you find in a home here was almost certainly installed by an owner, which raises questions about where the condenser sits, whether the association approved it, whether it is on common area, and who is responsible when it fails. Ask for the approval paperwork rather than assuming the equipment conveys cleanly. In a twenty-one home association there is no building engineer to call, so the question of who owns and maintains an owner-installed condenser is answered by the CC&Rs alone.
Neither the county record nor the published directories describe an elevator, and a three-storey block of 1963 on an eleven-thousand-square-foot lot would not normally have carried one. That is worth confirming rather than assuming, because it changes the practical value of a third-floor home against an identical first-floor home, and it changes who the building suits. It also affects how any future capital programme is priced, since a building without an elevator has one fewer major mechanical item in its reserve study and one fewer point of failure. It also changes who the building suits day to day, because carrying shopping to a third-floor home in a walk-up is a decision you make once and then live with for years.
The 010E code marks this as a converted building, so the separations between homes were designed for a single landlord in 1963 rather than for twenty-one owners. Expect plumbing stacks shared down vertical lines of homes, a common electrical service split at a panel room, and floor assemblies without acoustic underlayment. None of that is unusual and none of it is a defect. It simply means the association's repair history for plumbing and its rules on hard flooring tell you more about daily life in this building than the finish level of any individual home.
Due Diligence
The county roll settles it. Twenty-one separately assessed parcels sit on Tract 39079, Lot 1, running from 5528015089 to 5528015109, each coded 010E, condominium by conversion. Homes can be bought individually, the building is run by an association, and it is neither a co-operative nor a single-parcel rental. An earlier parcel series, 5528015051 to 5528015071, covers the same homes and was deleted on 29 March 1993 when the current numbers were created.
The City of West Hollywood's register lists this building by its full parcel range, 5528-015-089 through 5528-015-109, with a 1963 date and a soft-storey building type. It was assigned Priority Group I, the tier for buildings of sixteen or more units, and notified to comply on 2 April 2019 under Ordinance 17-1004. The register records the screening report as completed and the retrofit status as exempt. That is the best outcome available short of a completed retrofit: an engineer reported on the city's schedule and the city closed the file without requiring mandatory strengthening.
West Hollywood's Ordinance 24-05, adopted 15 July 2024 and effective 1 January 2025, raised the minimum initial lease term for individually owned condominiums from thirty-one days to one year. It applies to new leases from that date. California Civil Code section 4741 separately prevents an association from setting a rental cap below twenty-five per cent of units while allowing a ban on tenancies of thirty days or less. In a twenty-one home building a twenty-five per cent cap is roughly five homes, so ask where the count currently sits.
No schedule is published by the association and none appears in the public record, so any figure on a listing site should be treated as unverified. A condominium directory states that residents pay electricity, cable, internet, water and gas, which if accurate would leave the assessment covering common-area maintenance, insurance and reserves and would make the monthly figure comparatively low. On twenty-one homes, low dues and thin reserves are a common pairing. Read the budget alongside the reserve study.
This is the single most important commercial difference between a twenty-one home association and a large one. Any capital item, a roof, a repipe, a facade repair, is divided twenty-one ways rather than a hundred. A four hundred thousand dollar project is roughly nineteen thousand dollars a home here. That is not a reason to avoid the building, but it is a reason to read the reserve study, the minutes and the assessment history with more care than you would in a large association, and to price the risk into your offer.
A condominium directory describes secure parking and controlled access, without detail. On a 1963 block of this size, parking is normally at grade behind or beneath the building and was allocated when the condominium map was recorded, which makes the number of spaces attached to a given home a title matter rather than a board courtesy. Read the deeded or exclusive-use allocation off the preliminary title report before you rely on anything a listing says about parking.
California Civil Code section 5550 requires a reserve study with a visual inspection at least every three years, reviewed annually by the board. On a wood-frame three-storey block of 1963 with no pool and no recorded elevator, the schedule is dominated by roofing, exterior paint and waterproofing, the plumbing stacks and any parking-structure work. That is a shorter list than most buildings of this vintage carry, which should show up as a lower reserve requirement. Confirm the percentage funded rather than the dollar balance.
No architectural standard for the building is published. Expect association review for anything touching common elements, restrictions on penetrating floor assemblies, an acoustic requirement for hard flooring, and no unilateral change to windows or exterior surfaces. In a converted building of this age, the stack behind a kitchen or bathroom wall may serve the homes above and below, so confirm what is inside the wall before you plan to move fixtures. The association's records of past renovations are the fastest guide.
Everything above is drawn from public records, city permit data and published sources. The association’s statutory disclosure package is the only authoritative answer on dues, rules, reserves, insurance and litigation — Ben will request it and read it with you before you remove contingencies.
Common Questions
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