About the Building
Park Ashton stands at 10960 Ashton Avenue and the Los Angeles County Assessor confirms it as a for-sale condominium. Forty separately assessed homes run across parcel numbers 4324-003-026 through 4324-003-065, each carrying the legal description Tract 35897, Lot 1, Condominium Unit, followed by its number. A forty-first parcel, 4324-003-025, carries the tract and lot without a unit number and represents the underlying map. The roll gives 1986 as both year built and effective year, a lot of 16,058 square feet and LAR4 zoning, and codes the homes 010E, its classification for a condominium created by conversion.
The most interesting date on the file is neither of the construction years. The condominium parcels were created on 16 August 1990, four years after the building went up. That gap is not an administrative artefact; it is the shape of the transaction. A building completed in 1986 and mapped for separate sale in 1990 was almost certainly built and operated as an apartment house first, then subdivided when the market for small Westwood ownership stock justified it. The 010E code says the same thing in the assessor's own language, and it is why a 1986 building carries a conversion classification rather than the purpose-built one.
That history has practical consequences a buyer can test. In a conversion, the party walls, plumbing risers, electrical service, parking layout and acoustic separation between homes were all set by apartment practice before ownership boundaries were drawn around them. The map divides space that already existed. In a 1986 building that is a much smaller concern than in a 1960s one, because the code cycle governing the original construction was already modern, but the question is still worth asking. Request the association's plumbing and sound-complaint history and ask what, if anything, was upgraded at the point of conversion.
The roll's addressing sketches the building's shape. Unit 101 sits at parcel 026 and unit 201 at parcel 035, nine parcels later, so the first level carries nine homes numbered 101 to 109. Unit 301 sits at parcel 044 and unit 309 at parcel 052, which gives the second and third levels nine homes each as well. Unit 413 sits at the final parcel, 065, which leaves thirteen homes on the fourth level numbered 401 to 413. Nine, nine, nine and thirteen is forty. The wider top floor suggests the lower levels give ground to parking and entry.
Sizes on the roll are compact and consistent. Unit 105 records 494 square feet as a one-bedroom, one-bathroom home. Units 101 and 201 both record 629 square feet with one bedroom and two bathrooms, identifying a repeating stack. Unit 413 records 693 square feet in the same configuration, unit 302 records 906 square feet with two bedrooms and two bathrooms, and unit 309 records 1,079 square feet in the same configuration. A directory's published range of 494 to 1,082 square feet matches the county's own figures at both ends more precisely than aggregator data usually does.
Amenities & Services
The Residences
Unit 105 records 494 square feet with one bedroom and one bathroom, the smallest home the county records here and the exact figure a published directory gives as the building's floor. Homes at this size are efficient, single-aspect and priced as the entry point to Westwood ownership. They are also the fastest-moving stock in the association and the most sensitive to rental demand from the university. Check whether the plan carries a genuine separate bedroom or an alcove, and whether the balcony is deep enough to use, because at this size outdoor space does real work.
Units 101 and 201 both record 629 square feet with one bedroom and two bathrooms, which identifies a single plan repeated on the same line from floor to floor. Two bathrooms in a 629 square foot home is unusual and tells you the second is likely a powder room or a guest bath rather than a full en suite. Repeating stacks make valuation straightforward: the homes differ only by level, light and the work each owner has done. If you are buying in this line, its own sale history is a far better guide than the building average.
Unit 302 records 906 square feet with two bedrooms and two bathrooms and unit 309 records 1,079 in the same configuration, so the two-bedroom band spans roughly 170 square feet. These are the homes that attract owner-occupiers rather than investors, and they hold value differently from the one-bedroom stock around them. Ask for the closing history of the two-bedroom band on its own. In a building where the smallest home is under 500 square feet, a building-wide average per square foot tells you almost nothing about what a two-bedroom here is actually worth, and it will usually flatter the smaller plans at the expense of the larger ones.
The roll's parcel sequence places thirteen homes on the fourth level, numbered 401 to 413, against nine on each level below. A wider top plate normally means the lower floors give ground to parking, entry and plant, and that the building steps outward as it rises. Practically, the fourth floor has more corner and end positions than any level beneath it, along with roof exposure and no neighbour overhead. Ask when the roof membrane was last replaced and whether any mechanical equipment sits directly above habitable rooms in the home you are considering.
Units 101, 201 and 413 each record one bedroom with two bathrooms, at 629, 629 and 693 square feet. That configuration recurs often enough here to be a design decision rather than an accident. In practice it means a den, office or dining alcove served by its own bathroom, which is exactly the layout a single professional or a couple working from home tends to want. Buyers sometimes treat the second space as a bedroom. Whether it has the window area and egress the code requires is a permit question, not a marketing one.
Listing sources describe outdoor space and upgraded interiors across the building, with hardwood floors, stone counters and stainless appliances appearing in renovated homes. Those descriptions are worth testing home by home rather than accepting building-wide. Balconies on a 1986 wood-framed building are the assemblies California associations are now required to inspect and report on periodically. Ask whether an inspection of exterior elevated elements has been carried out, what it found, and whether any repair was funded from reserves or by special assessment. Ask separately whether the interior work in the home you are buying was permitted.
Due Diligence
The roll gives 1986 for construction and 16 August 1990 as the creation date of the forty condominium parcels. That four-year gap, together with the 010E conversion code, describes a building operated as apartments before being subdivided for sale. In a building of this vintage the practical consequences are modest, because 1986 construction already met a modern code cycle, but the history is worth knowing and it explains why the assessor does not treat this as a purpose-built condominium.
The city's soft-storey programme covers wood-frame buildings permitted before 1 January 1978, and the non-ductile concrete programme covers concrete buildings permitted before 13 January 1977. A 1986 building falls outside both by a comfortable margin. That removes the largest unfunded liability carried by most of the older Westwood associations on the surrounding streets, and it is a genuine and quantifiable advantage when comparing this building against its 1960s neighbours at similar price points.
The lot records 16,058 square feet under LAR4 zoning. R4 in Los Angeles permits one dwelling unit for every 400 square feet of lot area, and forty homes divides out at just over 400 square feet each. The site is therefore developed essentially to its permitted capacity. There is no residual development right for the association to monetise, and the compact unit sizes are a direct consequence of fitting forty homes and their parking on a lot of this size.
The assessor's quality class of D8B places the structure in the wood-frame class. Wood framing of 1986 vintage carries engineered lateral detailing that earlier buildings lack, but it still transmits more impact noise between homes than concrete. Ask about the floor-ceiling assemblies, whether there is a lightweight concrete topping, and whether the association has any history of noise complaints between stacked homes, particularly where an owner has replaced carpet with hard flooring.
Forty homes averaging well under a thousand square feet produces a small annual budget in absolute terms. That keeps monthly dues accessible and makes reserve funding the critical variable. Read the reserve study, its funding percentage and three years of minutes together. In a building of this age and type the items that matter are the roof, the balconies and exterior elevated elements, the plumbing, the elevator and the parking level, and none of them is inexpensive when divided forty ways.
Compact homes a short walk from UCLA attract investor owners letting to students, graduate students and staff. High investor concentration can affect loan terms and, in some cases, eligibility for conventional condominium financing. Ask the management company in writing for the current owner-occupancy percentage and for any rental cap or minimum lease term in the governing documents. In a forty-home association the number can shift materially with a handful of transactions.
Ashton Avenue sits in the pocket bounded by Wilshire to the north, Veteran to the west and the Village to the east, one of the few genuinely walkable parts of the Westside. Campus, the Village cinemas, the Hammer Museum and the Wilshire rapid bus corridor are all within reach on foot. Century City and Beverly Hills are short drives, and the 405 is close. The trade is university rhythm: term-time density, event traffic and a September that announces itself.
Request the recorded condominium plan for Tract 35897, the CC&Rs, the current budget, the reserve study and its funding percentage, twenty-four months of board minutes, the master insurance declarations including earthquake cover, and the full special assessment history. Ask specifically for any inspection report on exterior elevated elements, for the current owner-occupancy count in writing, and for confirmation of how your parking is held: deeded, assigned by the association, or granted as exclusive-use common area.
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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