About the Building
Westwood House stands at 10650 Holman Avenue and the Los Angeles County Assessor settles the two questions worth asking first. It is a for-sale condominium, and it was purpose-built as one. Thirty-six separately assessed homes run across parcel numbers 4326-026-040 through 4326-026-075, each carrying the legal description Tract 29886, Condominium, followed by a unit number from one to thirty-six. Every one of them is coded 010C on the roll, the assessor's classification for a condominium constructed as a condominium rather than converted from an apartment house. In this batch of Westwood buildings, that is the exception rather than the rule.
Purpose-built matters more than most buyers realise. It means the party walls, the acoustic separation between homes, the plumbing risers, the electrical service and the parking layout were all designed for separate ownership from the outset, rather than inherited from a rental building and divided afterwards by a recorded map. Shared waste stacks and thin floor assemblies are the classic complaints in converted buildings; they are far less common in purpose-built ones. The roll gives 1974 as both the year built and the effective year, so the structure and its ownership form date from the same moment.
The building's layout falls straight out of the roll. Unit 1 is addressed number 101 and unit 11 is number 111, which places twelve homes on the first level, numbered 101 to 112. Unit 21 is number 209, which places the second level at units 13 to 24, numbered 201 to 212. Unit 36 is apartment 312, which places the third at units 25 to 36, numbered 301 to 312. Twelve homes on each of three residential levels is exactly thirty-six. Published directories describe the building as four storeys, which is consistent if the ground floor is given to parking and entry.
What makes this building distinctive is the uniformity of its homes. Unit 1 records 1,339 square feet, unit 11 records 1,402, unit 21 records 1,420 and unit 36 records 1,365, and every one is a two-bedroom with two bathrooms. A listing source independently describes a 1,371 square foot two-bedroom, two-bathroom home here, which falls squarely inside that band. There is no studio floor and no penthouse. The entire association is one plan family, varying by perhaps eighty square feet across the building, which is a design decision almost no Los Angeles condominium of this era made.
That single decision governs how the building behaves. Owners are broadly the same kind of household with broadly the same priorities, which tends to make reserve votes, rule changes and rental policy less contested than in a mixed-size association where a studio owner and a large-unit owner want different things. It also concentrates the market: thirty-six near-identical homes compete only with each other and with a small number of comparable buildings nearby. When a home comes up, the pricing question is not what a square foot is worth here but which of the thirty-six positions you are buying.
Amenities & Services
The Residences
Every home the county records at this address is a two-bedroom with two bathrooms. There is no smaller stock to drag the average down and no larger stock to distort it. For a buyer that means the internal comparable set is genuinely interchangeable and the price you pay is a function of level, position and condition rather than of floor area. It also means the association's owners are demographically similar, which usually produces steadier governance. Ask how many homes are owner-occupied, because a uniform building attracts a uniform buyer and rental concentration would be visible.
Sampled county records give 1,339 square feet at unit 1, 1,365 at unit 36, 1,402 at unit 11 and 1,420 at unit 21. Eighty square feet separates the smallest sampled home from the largest, which is a variation of about six percent across the building. Homes at this size in a 1974 building typically carry a formal entry, a separate dining area, a galley or peninsula kitchen and a balcony off the living room, since open living had not yet displaced the room-by-room plan. Many have been opened up since; ask when, and under what permit.
The roll places twelve homes on each of the three residential levels, numbered 101 to 112, 201 to 212 and 301 to 312. Twelve to a plate on a 37,161 square foot lot is comfortable rather than crowded, and on a site of this width it usually means a double-loaded corridor with homes facing outward on both long elevations. Corner and end positions are the exception. Establish which way your prospective home faces, and how far it sits from the lift and the refuse chute, because those two things vary more between homes here than the areas do.
Units 1 through 12, addressed 101 to 112, sit on the lowest residential floor. In a building whose ground level is given to parking and entry, the first residential level is lifted clear of the street but sits closest to the lobby, the mailroom and the vehicle route. It usually trades at a modest discount to the floors above on light and privacy and recovers part of it on convenience. Where a home has patio-style outdoor space rather than a cantilevered balcony, establish whether that space is deeded, exclusive-use common area, or simply common area.
Units 25 through 36, addressed 301 to 312, occupy the top of the building. They gain the best light, no neighbour overhead and generally the least corridor noise, and they take on the roof as their nearest shared asset. In a wood-framed building the roof and its flashings are the most consequential item after the frame. Ask when the membrane was last replaced, what the reserve study assumes for its remaining life, and whether any home on the level has a history of water intrusion at the ceiling or at a balcony threshold.
The assessor's design type code for this building records central refrigerated air and heat together with a pool, so the pool is confirmed on the county's own record rather than only in listing material. Listing sources add a spa, a fitness room, a barbecue area and card or code controlled access. Balconies on a 1974 wood-framed building are the assemblies California associations are now required to inspect periodically. Ask whether an inspection of exterior elevated elements has been carried out, what it found, how any repair was funded, and whether the association has since adopted a maintenance programme for them.
Due Diligence
Every home here is coded 010C on the county roll, the assessor's classification for a condominium built as a condominium. It is not 010E, the conversion code that applies to most of the Westwood buildings of similar vintage, and it is not 0500, the apartment code. Purpose-built means the acoustic separation, the risers and the parking were designed for separate ownership from the outset. It is the single most useful fact in the file and the one aggregator listings almost never state.
The city's mandatory soft-storey programme covers wood-frame buildings of two or more storeys, built before 1 January 1978, with ground-floor parking or similar open space, and more than three residential units. The assessor classes this structure as wood frame, it dates from 1974, it holds thirty-six homes, and no habitable rooms are numbered on the ground level. That combination fits the programme's criteria. Ask the association directly whether an Order to Comply was received, whether plans were filed, and whether the work is complete.
Under the ordinance an owner has two years from an Order to Comply to submit proof of retrofit or plans, three and a half years to obtain a permit, and seven years to complete construction. Because the frame and the parking level are common area, the cost falls on the association and reaches owners through reserves or a special assessment. If the work is already done, that is a real asset and should be priced as one. If not, ask for the engineer's scope, the cost estimate and the funding plan before committing.
The lot records 37,161 square feet under LAR3 zoning, which allows one dwelling unit per 800 square feet and would therefore support around forty-six homes. Thirty-six were built. That shortfall of roughly ten units is unusual for the period and is the direct reason the homes here are large and uniform. It also means the site has never been developed to its limit, though redeveloping an occupied condominium requires unanimity that is effectively unobtainable, so treat this as an explanation of the building rather than as latent value.
Thirty-six homes share every cost the building incurs, so a roof, a lift modernisation, a repipe or a retrofit divides thirty-six ways and each event is felt individually. Associations this size are often lightly managed, which holds dues down and makes reserve funding a function of who sits on the board. Read the reserve study, its funding percentage and three years of minutes together. In a building of this age, low monthly dues deserve scrutiny rather than relief.
This part of Westwood draws family buyers partly on its public school assignment, and listing material for the building refers to the Fairburn Avenue Elementary attendance area. Attendance boundaries are set and revised by the district rather than by any listing source, and they change. If schooling is part of your reason for buying, confirm the current assignment directly with the Los Angeles Unified School District for the specific address before you rely on it, and ask about any open-enrolment or magnet options in the area.
Holman Avenue is not a through route and does not carry boulevard traffic, which is a meaningful difference from the Westwood buildings that front Wilshire, Beverly Glen or Veteran. The trade is a slightly longer walk to the Village and to campus, and a greater dependence on the car for everything east of Westwood Boulevard. Century City, Beverly Hills, Brentwood and the 405 are all short drives. Test your own commute at the hour you would actually make it rather than at midday.
Request the recorded condominium plan for Tract 29886, the CC&Rs, the current budget, the reserve study with its funding percentage, twenty-four months of board minutes, master insurance declarations including earthquake cover, and the full special assessment history. Add two building-specific items to that list: any Department of Building and Safety correspondence concerning the soft-storey retrofit programme, and any inspection report the association holds on exterior elevated elements such as balconies and walkways.
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
Keep Exploring
More about the neighbourhood: Westwood
Off Market & Coming Soon
Residences here reach the open market rarely, and some never do. Ask Ben to tell you when one is coming, including quietly.
Work With Ben
Units here often trade before they are ever listed. Tell Ben what you are looking for and hear first when something opens up, including off market.
Start the ConversationOff Market & Coming Soon
Residences here reach the open market rarely, and some never do. Ask Ben to tell you when one is coming, including quietly.
Ben will reach out shortly to set up your tour.
