About the Building
Olympic Manors is a twenty-seven home condominium at 5670 West Olympic Boulevard, and the county's parcel record confirms it as a genuine for-sale condominium rather than a rental building on a single parcel. The assessor carries twenty-seven separately assessed parcels on recorded condominium Tract 51756, Lot 1, running in an unbroken sequence from condominium unit 101 to unit 309. The addressing on the roll is the clearest description of the building anyone will give you: nine homes labelled A01 to A09, nine labelled B01 to B09, and nine labelled PH01 to PH09, which is three residential levels of nine homes each.
The year built on every sampled parcel is 1987, with the effective year the same. One detail in the county coding is worth flagging: these parcels are coded 010E, the assessor's classification for a condominium conversion, rather than 010C, which it uses for purpose-built condominiums. That does not change the ownership form, which is unambiguously condominium, but it suggests the structure existed before the units were mapped and sold separately. A buyer should pull the recording date on Tract 51756 and compare it with the 1987 construction date, and ask whether a conversion case exists with City Planning.
The unit sizes are the point on which the public record and the listing aggregators diverge most sharply, and the divergence matters. A condominium directory advertises two-bedroom layouts ranging from around 996 square feet up to 2,000. The assessor's own figures for four sampled homes across all three levels give 1,037, 1,078, 1,115 and 1,169 square feet, every one of them recorded as two bedrooms and two bathrooms. Nothing in the county record supports a two thousand square foot home in this building. Treat the upper end of the published range with real scepticism until you see a recorded plan that carries it.
The top level is labelled PH on the assessor's roll, and a sampled PH home comes in at 1,037 square feet, the smallest of the four measured. Whatever the penthouse designation reflects here, it is not additional floor area. It may reflect ceiling height, roof access, an absence of anyone above, or simply a marketing convention adopted when the units were sold. Ask to see the recorded condominium plan for the specific home rather than accepting the label, and confirm on inspection what the designation actually buys in ceiling height and outlook.
The published feature set is coherent for a small 1980s building: floor to ceiling windows, a fireplace in the living room, private patios and laundry inside each home, with common facilities limited to controlled access, a fitness room and secure parking. Many homes have been individually updated with hardwood floors, stone counters and reworked bathrooms. All of that description comes from condominium directories rather than the association, so confirm the current amenity position, the parking arrangement and any facility out of service directly with management. Ask in particular how the fitness room is maintained and whether it has ever been taken out of use.
Amenities & Services
The Residences
The assessor's roll is unusually legible on this building. Twenty-seven consecutive condominium parcels carry unit numbers 101 through 109, 201 through 209 and 301 through 309, addressed as A, B and PH respectively. That is a stacked plan of nine homes repeated on three residential levels, almost certainly arranged along a single-loaded or double-loaded circulation spine with parking below. It is a straightforward building to understand and to price, because the same nine positions recur on every floor and a home's plan family can be read straight off its number.
Every home sampled on the county roll is recorded as two bedrooms with two bathrooms, and the directory description agrees that the building is entirely two-bedroom. That uniformity is worth something. It means the association has one buyer profile rather than several, that comparable sales inside the building are genuinely comparable, and that the disputes which arise in mixed-plan associations about who benefits from what common expenditure largely do not apply here. It also means there is no larger plan to trade up into within the same address. That constraint is worth weighing if your space requirements are likely to grow within the holding period.
Assessor records for four homes spread across all three levels give 1,037, 1,078, 1,115 and 1,169 square feet. That is a spread of about 130 square feet, consistent with three or four plan types repeating rather than a catalogue of individual layouts. It is also materially below the top of the range some listing sites advertise. Establish the area for any specific home from the recorded condominium plan, and be aware that assessor area and recorded plan area are measured on different conventions and will rarely match exactly. Ask for the plan designation alongside the number, since the two are not interchangeable in a stacked building.
A published condominium directory gives the plan range as roughly 996 to 2,000 square feet. The county's own record for individual units in this building runs from 1,037 to 1,169. Those two statements cannot both be describing the same twenty-seven homes. Aggregator figures for small buildings of this era are frequently assembled from historic listing text rather than from the recorded plan, and errors propagate between sites. Work from the plan and the tax roll, and ask directly for the recorded area of the home you are considering. Where a seller cannot produce a recorded area, treat the advertised figure as unsupported rather than merely approximate.
Directories describe floor to ceiling windows and a living room fireplace as standard, which is credible for a late 1980s building of this scale and gives an eleven hundred square foot plan more apparent volume than its area suggests. Large glazed areas of that vintage are usually single glazed in aluminium frames, which has consequences for heat gain on a west or south elevation and for noise from Olympic Boulevard. Ask whether the association permits window replacement, what specification it requires, and whether the glazing is exclusive-use common area. Replacement specifications in small associations are often decided case by case rather than by any written standard.
Each residence is described as having a private patio and its own laundry, which is the practical difference between this building and older Miracle Mile stock where laundry sits in a shared basement room. A patio in a scheme of this era is normally exclusive-use common area rather than part of the unit, meaning the association controls the surface, the railing and any alteration to either. Read the CC&Rs on exclusive-use areas before planning anything, including decking, screening or a change to the balustrade. Ask the board what patio alterations it has approved and what it has refused over the past few years.
Due Diligence
The parcels here carry use code 010E, which the county applies to condominium conversions, rather than 010C for purpose-built condominiums. The ownership form is condominium either way and nothing about the estate is unusual, but the coding suggests the structure predated the subdivision. Ask escrow to pull the recording date of Tract 51756 and compare it with the 1987 construction date, and ask City Planning whether a conversion case exists. Where a building was converted, the quality of what was done at conversion is a legitimate inspection question.
The city's soft-story programme under Ordinances 183893 and 184081 applies to wood-frame buildings of two or more storeys built to code standards enacted before 1 January 1978 with ground-level parking. A 1987 structure sits nine years beyond that date. The non-ductile concrete programme reaches concrete buildings permitted before 13 January 1977 and is equally inapplicable. That is a real advantage over the 1960s and 1970s stock nearby, but it is a statement about mandatory programmes rather than a guarantee of performance.
California Civil Code section 5551 requires associations to have exterior elevated elements with wood framing, including balconies and walkways more than six feet above ground, inspected by a licensed professional, with the cycle repeating every nine years. A three level building with patios to each home will have elements in scope. Ask whether the inspection has been done, what it found and whether any repair identified has been completed and permitted. Findings that sit unaddressed in a report tend to arrive later as a special assessment.
Twenty-seven homes must fund the roof, the exterior, the parking structure, controlled access, a fitness room and whatever mechanical plant the building carries. That is a narrow base, and it means a single large capital item lands heavily per home. Read the reserve study required by Civil Code section 5550, the last three years of financials and the board minutes. Look specifically at roofing, exterior paint, garage waterproofing and any plumbing history, and ask whether the board has raised dues in line with the study or deferred.
Olympic carries significant east-west traffic through this part of the city at most hours, and a building addressed on it will have homes facing that frontage and homes facing away. The difference in noise between the two is not marginal. View the specific home at a weekday morning peak with the windows closed and again with them open, and ask what the glazing specification is. Where the association permits upgraded glazing, the cost of doing it is a legitimate part of the purchase arithmetic.
Directories describe secure parking without stating the allocation. In a twenty-seven home building south of Wilshire, whether a home carries one space or two, and whether those spaces are side by side or tandem, materially affects both liveability and resale. Street parking in this part of the Miracle Mile is subject to permit districts and restrictions. Read the deeded or assigned allocation off the title report and the condominium plan, and ask the board how guest parking and any surplus space are administered.
Metro opened the first section of the D Line extension in May 2026, running from Wilshire and Western to Wilshire and La Cienega with new stations at La Brea, Fairfax and La Cienega. For an address south of Wilshire in the Miracle Mile, that is a walkable rail connection to downtown in roughly twenty minutes. It is a genuine change to the district's accessibility and, over time, to its buyer pool. It is also worth understanding which station is actually closest on foot from this specific block.
Civil Code section 4741 prevents an association from capping rentals below twenty-five percent of units and permits it to prohibit tenancies of thirty days or less, but each board adopts its own rule within that. In a twenty-seven home association the owner-occupancy percentage also matters to lenders, some of whom test it before approving a loan. Ask for the current leasing rule, the pet policy, the present owner-occupancy ratio and whether any lender has declined the project recently.
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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Residences here reach the open market rarely, and some never do. Ask Ben to tell you when one is coming, including quietly.
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