About the Building
Rochester Hill is a four-storey building at 11535 Rochester Avenue holding twenty-four separately assessed condominiums, and the county record settles several things the listing directories get wrong. The homes run under assessment numbers 4263015037 through 4263015060, each carrying the legal description Tract 48926, Lot 1, Condominium Unit. Year built is given as 1989. Every parcel is coded 010E, which is the assessor's classification for a condominium created by conversion rather than one built as a condominium from the outset. That code is the single most useful fact on the page and it deserves careful reading.
A 010E code alongside a 1989 construction date is an unusual pairing. It normally signals that the structure was permitted, built and occupied under one ownership first, with the condominium map and plan recorded afterwards, so that the ownership form was cut into a building already standing. A condominium directory notes that the building was renovated in 1999, and the most economical explanation of the two facts together is that the 1999 work accompanied the conversion. That is an inference, not a record, and it is exactly the point to resolve from the title report and the recorded declaration before you write an offer.
The unit numbering describes the shape of the building precisely. The roll shows homes 101 and 102 on the first level, 201 through 208 on the second, 301 through 308 on the third, and 401 through 406 at the top. That is two, eight, eight and six, which accounts for all twenty-four. A condominium directory publishes twenty-eight units and a size range of 1,334 to 1,762 square feet. The county shows twenty-four homes between 1,326 and 1,668 square feet, and a brokerage building page independently gives twenty-four. Two independent sources against one directory is a straightforward call.
Every home on the roll carries two bedrooms and three bathrooms. The areas cluster tightly through the middle floors: 1,326 square feet on units 202 and 302, 1,393 on six homes, 1,402 and 1,407 on four more, 1,410 on unit 101, 1,417 and 1,419 across four of the fourth-floor homes, and 1,443 on units 207, 208, 307 and 308. The outliers sit at either end, with 1,334 square feet at unit 102 and 1,668 square feet at both 405 and 406. Three bathrooms in a two-bedroom flat is a generous specification and points to a principal suite, a second full bathroom and a powder room.
Recent trading confirms the shape of the market. Unit 202 sold in November 2025 at 895,000 dollars for 1,326 square feet, roughly seven hundred dollars a square foot, after a listing described it as a corner home with two balconies, a travertine fireplace and two covered tandem parking spaces. A brokerage building page adds sales of 930,000 dollars at unit 307 and 935,000 dollars at unit 302, an average of 663 dollars a square foot across its sample and twenty-nine average days on market. Those are real transactions in a building where almost every home is interchangeable.
Amenities & Services
The Residences
The county records the same configuration on all twenty-four parcels: two bedrooms and three bathrooms. In a flat of roughly 1,400 square feet that usually resolves into a principal suite with its own bathroom, a second bedroom with a full bathroom and a powder room off the living area. It is a specification aimed at couples and small households who want space rather than bedroom count, and it is one reason the building trades to downsizers and professionals rather than to families. It also means every home competes with every other home.
Excluding the two largest homes, recorded areas run from 1,326 to 1,443 square feet, a spread of under nine per cent across twenty-two residences. Six homes are recorded at 1,393 square feet and four at 1,443. Practically, that means floor area is not the variable that sets price here. Floor level, corner position, balcony orientation and the standard of the last renovation do the work instead, and a buyer should be reading condition reports and photographs rather than square footage tables when comparing two homes. Ask for the last three closed sales with photographs attached.
Units 405 and 406 are both recorded at 1,668 square feet, around nineteen per cent larger than the building's reference plan and the only homes of their size here. They sit on a fourth floor that carries six homes rather than the eight on each of the two floors below, which is what created the extra area. Homes of that description usually carry better light and less noise from above. They also price against a different comparable set, so do not expect the building's own average of roughly 663 to 700 dollars a square foot to hold at the top.
The November 2025 sale at unit 202 was described as a south-facing corner home with two private balconies, which is a useful marker for how the plans differ around the floor plate. On a stacked block of eight homes to a floor, corner positions carry glazing on two elevations and interior positions do not. Ask which elevation a home faces, how many balconies it has and whether they are usable in depth, since balcony area is not included in the county's recorded floor area. Ask also whether any balcony has been rebuilt or resurfaced under the association's inspection programme.
Marketing descriptions for homes here mention a fireplace in the living room, double-door entry, private patios, in-home laundry, walk-in wardrobes and dual-basin bathrooms in the principal suite. The recent listing for unit 202 adds wide-plank hardwood, a travertine fireplace surround, granite counters, a gas cooktop and a full-sized laundry room. Interiors here have plainly been updated at different times and to different standards, so treat any published description as specific to that home rather than to the building. Ask when the kitchen and bathrooms in the specific home were last worked on, and whether the association's records show a permit for it.
The confirmed 2025 sale describes two covered, gated tandem parking spaces plus guest parking, reached from a subterranean garage. Tandem allocation matters in a two-car household because the second vehicle has to move for the first to leave. Check the deeded allocation on the title report rather than relying on the listing, establish whether any home has independent spaces, and ask whether the garage has electrical capacity for vehicle charging, since retrofitting a 1989 podium garage is not a small piece of work. Ask too whether storage is deeded, assigned or simply tolerated in front of the space.
Due Diligence
All twenty-four parcels carry use code 010E, the assessor's classification for a condominium created by conversion. Read alongside a 1989 construction date and a reported 1999 renovation, that suggests the building operated under single ownership before the map was recorded. Ask the escrow officer for the recorded declaration and the date the condominium plan was filed against Tract 48926. The recorded date will also tell you which set of conversion-era tenant protections applied at the time.
Where a building was designed as apartments first, plumbing risers, electrical service, parking layout and floor-to-floor acoustic separation follow apartment practice rather than condominium practice. That does not make the building worse, but it changes the questions. Ask about shared waste stacks, sound transmission between floors and whether hard flooring installations required acoustic underlay. Ask as well how the building handles gas, hot water and heating, since apartment-era central systems sometimes survive conversion and become an association cost rather than an owner one.
California Civil Code section 5550 requires a reserve study at least every three years with a visual inspection, reviewed annually by the board. In a four-storey podium building the schedule is dominated by the lift, the garage waterproofing and drainage, the roof and the common corridors. Ask when the lift was last modernised and whether the garage deck has ever been resurfaced. Ask also whether the roof has been replaced since the building was completed.
The association does not publish a schedule here, and the directory and aggregator numbers that circulate are unconfirmed and go out of date quietly, so this site does not carry one. The current figure for a specific home appears on the listing and in the statutory disclosure package. Expect dues to cover water, trash, common-area maintenance, master insurance and the lift, with electricity, internet and interior insurance billed to the owner. Request the budget and two years of financials. Ask specifically whether any special assessment has been levied in the past ten years, and what it funded, since a small association tends to fund large items that way rather than through reserves.
A 1989 building falls outside Los Angeles Ordinance 183893, whose wood-frame soft-storey programme reaches buildings permitted before 1978 and whose non-ductile concrete programme reaches applications before 1977. The relevant enquiry is instead the podium-to-frame connection and any repairs made after the 1994 Northridge earthquake, which struck this part of the city hard while the building was five years old. Ask also whether the garage slab and the podium waterproofing have ever been repaired.
No rental cap is published. Under California Civil Code section 4741 an association may not set a cap below twenty-five per cent of units and may prohibit tenancies of thirty days or less. Ask the board what it has adopted and how many of the twenty-four homes are currently tenanted, since lender appetite in a small association is sensitive to owner-occupancy ratios. Ask too whether any owner holds more than one home in the building.
Twenty-four homes is small enough that conventional lenders will look closely at the association's insurance, reserve funding, delinquency rate and the share of units owned by any single party. A single owner holding several homes can complicate financing for everyone else. Ask for the lender questionnaire the association most recently completed. Ask also whether the association carries the fidelity bond and the directors and officers cover that most lender questionnaires require, because a gap in either can hold up a routine purchase for weeks and is not always visible from the budget alone.
Because almost every home shares a plan, in-building comparables are unusually reliable. Confirmed and reported sales cluster between 895,000 and 935,000 dollars at 1,326 to 1,443 square feet. The two homes at 1,668 square feet sit outside that set. Ask your agent for the closed price, condition and parking allocation of every sale in the past twenty-four months rather than a single headline figure. Photographs and inspection reports matter more here than price per square foot.
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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