About the Building
Wilshire Plaza is a four-storey condominium building of 2001 at 4100 Wilshire Boulevard, and the Los Angeles County Assessor confirms it as a genuine for-sale condominium rather than a rental held on a single deed. The roll carries twenty-six separately assessed parcels on recorded condominium Tract 53232, Lot 1, each described as an airspace unit with a one-twenty-sixth undivided interest in the common area and each coded 010C, the classification for a purpose-built condominium. The parcels were created on 24 April 2002. On a boulevard where several residential blocks of similar appearance were never subdivided, that is the first fact worth establishing.
The unit numbering describes the building precisely. Homes run 101 to 108, 201 to 208, 301 to 308, and then only 401 and 403 at the top: eight, eight, eight and two. Twenty-six in total across four levels, with the fourth floor reduced to a pair of homes. That is the signature of a building whose upper level steps back, which on this frontage is what the height and massing rules effectively require. It also means the two fourth-floor homes are structurally different from the rest, with a smaller floor plate, more roof above them and, in all likelihood, more private outdoor space.
The homes are large and remarkably uniform. The assessor records unit 101 at 2,088 square feet, unit 205 at 2,040 and unit 401 at 2,119, all with three bedrooms and three bathrooms. A repeating plan of just over two thousand square feet with a genuine three-bedroom count is closer to a Wilshire Corridor plan than to the one- and two-bedroom stock that dominates most of Mid-Wilshire, and it is the building's defining commercial characteristic. Assessor areas and recorded plan areas are measured differently, so read the condominium plan before pricing anything per square foot.
The regulatory frame is the other half of the story and it is unusually specific here. The assessor records the parcel's zoning as LACR with the PKM overlay, that is, Commercial Regional land carrying the Park Mile Specific Plan. The plan was adopted by Ordinance 152471 in 1979 and substantially amended by Ordinance 162530, with the stated purpose of protecting the low-density, single-family character of the neighbourhoods behind the boulevard. It caps most buildings at three storeys and forty-five feet, allows four storeys and fifty-five feet within Fire District No. 1, and permits six storeys and seventy-two feet only on specifically designated parcels, with a floor area ratio of three to one.
A four-storey building completed in 2001 therefore sits in the plan's middle tier rather than outside it, which is a different and more comfortable position than the older, taller residential blocks further west along the same mile. It also tells you something durable about the view: the plan that constrained this building constrains everything around it, so the low, planted character of the frontage is not a condition that can be developed away. Ask City Planning for the parcel's case file and overlay status if you want the entitlement history in writing, and understand that the same rules govern any future alteration you might contemplate.
Amenities & Services
The Residences
The assessor carries twenty-six separately assessed parcels on Tract 53232 at this address, an unbroken run with nothing before unit 101 and nothing after unit 403. Every legal description recites a one-twenty-sixth undivided interest in the common area, which is the internal check on the count. That figure comes from the public record rather than from a listing site, and it happens to agree with the published directories. Twenty-six homes on a site of 39,138 square feet is a low density by any Los Angeles measure, and it is the reason the plans are as large as they are.
Units 101 to 108, 201 to 208 and 301 to 308 give eight homes per level on the lower three floors. Eight to a floor on a lot this wide implies a double-loaded corridor with homes on both long elevations and corner positions at each end. The difference between a corner home and a mid-block home in a building of this depth is substantial in daylight and cross-ventilation and modest in price, which is the single most useful arbitrage available to a buyer here. Establish orientation from the recorded plan first.
The top level carries units 401 and 403 alone. A floor that drops from eight homes to two is a floor that has stepped back substantially, which is consistent with the Park Mile Specific Plan's height and massing regime on this frontage. In practice that usually means these two homes gain terrace area where the plate below them ends, and lose the neighbours a mid-block home has on both sides. They are also the only homes in the building with no dwelling above, which matters for transmitted noise more than most buyers expect.
The three sampled homes are recorded at 2,040, 2,088 and 2,119 square feet, each with three bedrooms and three bathrooms. That is a large, consistent plan by Mid-Wilshire standards and closer to what the Wilshire Corridor towers offer than to anything else nearby. Homes of that size in a 2001 building generally carry a formal entry, a separate dining room, a primary suite with two secondary bedrooms rather than a den, and enough width to absorb an open-plan renovation without losing a room. The variation between the largest and smallest sampled home is under four per cent, so floor position and orientation, not area, are what separate one home from another here. Confirm the specific figure on the recorded plan.
A condominium of this size built at the turn of the millennium sits between two eras. It is late enough for a real primary suite, ensuite bathrooms on most bedrooms, in-unit laundry and generous window openings, and early enough that the kitchen is likely to be a defined room rather than a fully open plate. Buyers wanting a single continuous living space should assume a wall comes out and should ask the association what structural review, acoustic underlayment and plumbing relocation approval that will require before they price the work.
The published description is subterranean parking with an attended gate, guest stalls and side-by-side allocation, plus a resident manager on site. Side-by-side rather than tandem is worth confirming for your specific home, because it is a genuine difference in daily usability and in resale, particularly in a building whose homes are large enough to suit two-car households. Parking in buildings of this vintage is sometimes conveyed by deed and sometimes assigned as exclusive-use common area, and the two behave differently on transfer and in any dispute with the board. Read the title report and the recorded condominium plan together rather than relying on what the listing asserts.
Due Diligence
This is a true condominium. The assessor carries twenty-six separately assessed parcels on Tract 53232, each coded 010C and each reciting a one-twenty-sixth interest in the common area. You buy fee title to an airspace unit plus a share of the common area, and you finance it conventionally. There is no ground lease in the record and no co-operative structure. Lenders will still want the association's questionnaire, budget and insurance certificate before they underwrite, and small associations can be slow with those, so request them at the start.
The parcel is zoned LACR with the PKM overlay, placing it inside the Park Mile Specific Plan adopted by Ordinance 152471 in 1979 and amended by Ordinance 162530. The plan governs height, storeys, floor area ratio, setbacks, signage and permitted uses along this stretch of Wilshire. It protects the character of the frontage but it also constrains what any owner can do. If you contemplate anything visible from the boulevard, confirm the current requirements with City Planning before you design it.
Subterranean parking with an attended gate, guest stalls and side-by-side spaces is described in the directories. What is not published is the allocation to individual homes. In buildings of this size some spaces are conveyed by deed and some are assigned as exclusive-use common area, and the distinction affects both what transfers and what the association controls. Confirm the number, type and location of spaces and any storage that comes with your home from the title report and the recorded plan.
The association publishes no leasing rule. California Civil Code section 4741 sets the statutory floor: an association may not adopt a rental cap below twenty-five per cent of units, and may prohibit tenancies of thirty days or fewer. Anything beyond that, a minimum lease term, a post-purchase waiting period, a registration requirement, exists only if this board adopted it. Ask for the current CC&Rs and every rule amendment since, and read the leasing article before you commit if letting is part of your plan.
Neither dues nor inclusions are published. In a building with a pool, spa, sauna, fitness room, banquet facilities, an attended gate and a resident manager, the assessment carries real staffing and plant costs spread across only twenty-six homes. Expect water, trash, common-area maintenance, lift service, landscaping, pool plant and the master insurance policy to be covered, with electricity, gas, cable and internet billed separately. Obtain the current budget, the last two years of financials and the assessment history.
Civil Code section 5550 requires a reserve study with a visual inspection at least every three years, reviewed annually by the board. On a 2001 building with a pool, a spa and subterranean parking, the reserve schedule is dominated by lift modernisation, roof and deck waterproofing, pool plant, the garage slab and drainage, and exterior sealants. Ask for the current study, the percentage funded and the board's funding plan, and read whether recent capital work was paid from reserves or from special assessment.
This building falls outside both City of Los Angeles mandatory retrofit programmes. Ordinance 183893 reaches wood-frame soft-storey buildings permitted before 1 January 1978 and non-ductile concrete buildings whose permit application predates 13 January 1977, with Ordinance 184081 amending the compliance framework. A 2001 building sits well clear of both. That is a statement about code vintage rather than about performance, and it does not answer the separate question of what earthquake cover the association carries and at what deductible.
No architectural standard is published by the association. Expect review of any work touching structure, plumbing stacks or the exterior envelope, an acoustic underlayment requirement beneath hard flooring, restrictions on slab penetrations, and no unilateral change to windows, doors or balcony surfaces, which are ordinarily exclusive-use common area. Because the building sits inside the Park Mile Specific Plan, anything altering the appearance from Wilshire will also involve the city, not only the board. Ask for the guidelines and the recent approval history.
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: Mid Wilshire
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.
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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.
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