About the Building
Larrabee Manor is a 1963 building at 960 Larrabee Street, and the Los Angeles County Assessor confirms it as a genuine for-sale condominium rather than a rental block held on one deed. The roll carries eighty-seven separately assessed homes on recorded condominium Tract 36376, running from unit 1 to unit 87, on a parcel of 39,568 square feet zoned WDR4*. Each is coded 010E, the assessor's classification for a residence in a converted condominium, which is the code's plain statement that this began life as apartments and was later subdivided for individual sale.
The conversion date is where sources part company. The assessor gives 1963 as the year built and 1974 as the effective year built, the figure the county moves forward when a property is substantially altered. A West Hollywood brokerage page devoted to the building says instead that it was built in 1963 as apartments and converted to condominiums in 1987. Both statements can sit in the record without contradiction if the 1974 effective year reflects a remodel and the later date reflects the recording of the map, but the two cannot both describe the same event. The recorded tract map and the title report settle it.
On height, the parcel data is more useful than the listing sites. Assessor addressing runs in three clean series, 101 to 129, 201 to 229 and 301 to 329, twenty-nine homes on each of three levels, and one condominium directory agrees at three storeys. A national listing aggregator says five. Nothing in the county's own unit numbering supports a fourth or fifth residential floor, and the honest reading is that this is a three-storey courtyard block, probably over parking, of the type built across this part of the county in the early 1960s.
The homes are small and consistent. Sampled assessor records give unit 101 at 726 square feet with one bedroom, units 104 and 225 at 798 square feet with one bedroom and one bathroom, and unit 329 at 534 square feet as a studio. A condominium directory publishes a wider span of 643 to 1,103 square feet, and a brokerage page breaks the building into roughly forty studios, forty one-bedrooms and six two-bedrooms. Treat the directory ranges as indicative and read the exact area for any home you are considering off the condominium plan rather than the listing.
The amenity picture also needs sorting. The brokerage page, which reads as first-hand, describes a solar-heated pool, a roof deck with views, a dog run, a common laundry room with seven washers and dryers, one gated garage space per home regardless of size, and eight guest spaces. A national aggregator adds tennis courts and concierge service to that list. On a parcel of under an acre carrying eighty-seven homes and their parking, tennis courts are not credible, and a building of this size and vintage rarely staffs a desk. Confirm the working amenity set with the association.
Amenities & Services
The Residences
The assessor addresses the building in three series of twenty-nine, 101 through 129, 201 through 229 and 301 through 329. That is a double-loaded corridor or a courtyard walk-up rather than a tower plan, and it tells you what to expect from the floor plate: short runs of doors, small landings, and neighbours close on both sides. It also explains the amenity logic, since a building that carries twenty-nine homes on each level needs the roof and the pool deck to do the work a private terrace does elsewhere. Ask which side of the courtyard a home faces before anything else.
The smallest sampled home in the county record is unit 329 at 534 square feet, recorded as a studio with one bathroom. A brokerage page describes studios in the building running from about 450 to 700 square feet, and a condominium directory starts its range at 643. Those are different measuring conventions as much as different homes, and the reconciliation is the recorded plan. What matters practically is that a studio here is a genuine one-room home rather than a junior one bedroom, so storage, the closet allocation and whether the unit carries a separate storage locker become the difference between workable and cramped.
The most common configuration in the sample is a one bedroom between 726 and 798 square feet. Unit 101 is recorded at 726 square feet with one bedroom and two bathrooms, an unusual pairing that suggests either an original powder room or a later reconfiguration, while units 104 and 225 are both 798 square feet with one bedroom and one bathroom. That consistency across floors implies repeating stacks, which is good news for comparability: if you can see one 798 square foot home, you have a fair idea of the others, subject entirely to the condition of the kitchen and bathroom.
A brokerage page counts roughly six two-bedroom homes in the building at about 900 to 1,100 square feet, and a directory puts the top of its range at 1,103 square feet. Six homes out of eighty-seven means the two-bedroom market inside this association is effectively closed most years, and when one appears it prices against the wider West Hollywood market rather than against the studios downstairs. If a two bedroom is the requirement, treat this building as an opportunistic play rather than a plan, and be ready to move when one is listed.
The brokerage page states that each home carries one space in the gated garage irrespective of unit size, with eight guest spaces for the whole building. On a street this close to the Strip, that allocation is the single most consequential fact about daily life here, and it is the item to verify on the title report rather than take from a webpage. Ask whether the space is deeded or assigned, whether it is tandem or single, and whether the association operates a waiting list for any second space that may exist.
In a 1963 building of repeating small plans, condition carries almost all of the price difference between two homes of identical area. Kitchens and bathrooms in this stock were built to 1963 dimensions and many have been reworked more than once. Look at what has been done behind the surfaces: the electrical panel and circuit count, whether any plumbing was replaced when the kitchen was, the age of any in-unit heating or cooling equipment, and whether hard flooring was installed with the acoustic underlayment most associations now require. A pre-offer walkthrough with a contractor is worth more here than a second viewing.
Due Diligence
This is a true for-sale condominium. Assessor records show eighty-seven separately assessed parcels on condominium Tract 36376, each coded 010E, which is the county's classification for a converted condominium rather than a purpose-built one. That distinction matters only in that the building was designed as apartments and adapted, so party wall construction, plumbing risers and sound transmission follow 1963 apartment practice rather than modern condominium detailing. Ask for the CC&Rs and the recorded plan, not just the resale package summary.
West Hollywood adopted Ordinance 17-1004 in April 2017, effective April 2018, requiring retrofit of wood-frame buildings whose ground floor contains parking or similar open space where the permit was applied for before 1 January 1978. The city's own guidance confirms that soft-story condominiums are included in the programme; only non-ductile concrete and pre-Northridge steel moment frame condominium buildings were exempted. A 1963 building over parking is squarely within the profile. Ask the association for its screening report and permit status.
The city's published guidance estimates that a majority of soft-story retrofits fall between roughly $40,000 and $160,000 for the building, with owners bearing the cost. Notices to Priority I buildings of sixteen or more units went out on 2 April 2019 with a five-year compliance sequence, and the council has since adjusted deadlines by resolution. Spread across eighty-seven homes the per-unit share is modest, but ask whether it was funded from reserves, by special assessment, or is still outstanding.
A brokerage page describes one gated garage space per home regardless of size and eight guest spaces for the building. That is the tightest constraint here, and on this block street parking is not a fallback. Read the deeded or assigned allocation off the title report, confirm whether it is tandem, and ask the association how guest spaces are managed. If you own two vehicles, establish before you write an offer whether a second space can be rented from another owner.
A brokerage page states there are no rental restrictions in this association, which would make it unusually permissive and, if accurate, relevant to anyone buying for income. Verify it in the governing documents rather than online. California Civil Code section 4741 sets the floor: an association cannot cap rentals below twenty-five percent of units, and it may prohibit tenancies of thirty days or less. West Hollywood's own short-term rental rules apply on top of whatever the association has adopted.
The brokerage page describes a two-pet limit with a height restriction on dogs of twenty inches at full growth, and a dog run on site. Height limits are unusual and enforceable, so if you have a dog this is a document to read before you fall in love with the building. Request the current pet rule and any amendment adopted since, and confirm whether the limit applies per home or per resident.
Sources describe the assessment as covering water and trash, building insurance, reserves and common area maintenance, with one adding a basic television and internet package. Published figures differ between sources and are not the association's own, so treat none of them as current. Get the present budget, the last two years of financial statements, and the reserve study, and ask what the assessment has done over the past five years rather than what it is today.
California Civil Code section 5550 requires a reserve study at least every three years with a visual inspection, reviewed annually. In a building of eighty-seven small homes the common elements, roof, pool, elevator, garage and now the seismic work, are shared across a small aggregate value, so the per-square-foot burden of any capital item is higher than in a building of large homes. Read the reserve study for the funding percentage, not just the list of components.
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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