Walk through Downtown Los Angeles and you'll see a lot of glass. Some of it looks dated, reflecting the beige energy of the 1980s, while others try too hard to be "futuristic" with jagged edges and LED strips. But then there’s 801 S Figueroa St. It sits at the corner of 8th and Figueroa, a massive, rose-colored granite anchor that basically defines the skyline of the Financial District.
It’s a landmark. Not just because it's tall—it’s 24 stories—but because it represents a specific era of L.A. prestige that is currently fighting to remain relevant in a post-pandemic, hybrid-work world.
If you’re looking at this building, you’re likely either a broker, a prospective tenant, or someone trying to figure out if DTLA is actually making a comeback or just treading water. Honestly, the answer is a bit of both. This building, often called the 801 Tower, has seen it all. It was built in 1991, right at the tail end of the skyscraper boom, and it carries that heavy, expensive "old money" feel that newer glass boxes just can't replicate.
The Architecture of 801 S Figueroa St
Architectural trends come and go. Most modern buildings today look like they were designed in a vacuum by someone who loves aluminum siding. 801 S Figueroa St is different. Designed by the late Richard Keating (formerly of SOM), it’s famously clad in polished Imperial Red granite.
It glows. Seriously, when the California sun hits it during golden hour, the building looks like it’s vibrating. The octagon shape isn't just for show either; it creates eight corner offices per floor. In the 90s, that was the ultimate flex for law firms and insurance giants. More corner offices meant more prestige.
The lobby is a whole other story. You’ve got vaulted ceilings and enough marble to make a Roman emperor blush. It’s meant to feel intimidating yet stable. When you walk in, you aren't just entering an office; you're entering a "Class A" environment. That designation actually matters for valuation. Class A isn't just a vibe; it refers to the quality of the HVAC, the speed of the elevators, and the level of security at the front desk.
The Ownership Rollercoaster and Market Reality
Buildings like 801 S Figueroa St don't just sit there; they are financial instruments. Over the last decade, the ownership history of this property has been a bit of a whirlwind. For a long time, it was a jewel in the portfolio of Barings (formerly Cornerstone Real Estate Advisers).
Then things got weird.
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The 2020s haven't been kind to commercial real estate in Los Angeles. You’ve probably heard the headlines about "doom loops" and falling occupancy rates. It’s a real concern. In 2023 and 2024, high-profile buildings in the immediate vicinity—like the Brookfield properties—faced massive financial hurdles. 801 S Figueroa St hasn't been immune to these pressures.
Kinda makes you wonder why anyone would want to own a skyscraper right now, right?
The reality is that "flight to quality" is a real thing. When the market is down, tenants move from B-grade buildings to A-grade buildings like 801 Tower because the prices have dropped enough to make it affordable. It’s a cannibalistic cycle. The building has managed to keep a decent roster of tenants, including names like ASICS and various law firms, because the location is basically unbeatable if you need to be near the 110 freeway and the Metro.
What’s Actually Inside?
If you're an employee working here, your daily life revolves around the 8th Street corridor. You’re right across from the FIGat7th shopping center. This is huge. If you’ve ever worked in a "food desert" office park, you know the pain of eating a soggy sandwich at your desk every day. At 801 S Figueroa St, you can just walk across the street to Mendocino Farms or Starbucks.
- Leasable Space: Roughly 460,000 square feet.
- Floor Plates: They average about 20,000 square feet, which is a "sweet spot" for mid-sized firms.
- Sustainability: It’s LEED Gold certified.
- Parking: A massive subterranean garage, which, in DTLA, is worth its weight in gold.
Wait, let's talk about the LEED Gold thing for a second. People think that's just a sticker on the door. It’s not. For a building built in 1991 to hit Gold status, they had to do massive retrofits to the lighting, water systems, and air filtration. It’s an expensive way to say, "we aren't wasting energy."
Why the Location at 8th and Figueroa Matters
Location is everything. If you are ten blocks further south, you're in a bit of a "no man's land" near the convention center. Ten blocks north and you're in the Bunker Hill area, which is prestigious but feels like a ghost town after 5:00 PM.
801 S Figueroa St sits in the South Park/Financial District transition zone. It’s walkable. You can actually find a decent happy hour nearby without needing an Uber. It’s close to the Crypto.com Arena (formerly Staples Center), which means the area stays lit up and populated even at night.
But there are challenges. Honestly, the street-level experience in DTLA has changed. You have to be honest about the homelessness crisis and the way it affects business. The building management at 801 has had to lean heavily into security and "concierge" services to make sure employees feel safe coming into the office. It's a balance. You want an urban environment, but you also want a sense of order.
Comparing 801 to the New Kids on the Block
Next to the newer residential towers like 777 Tower or the Wilshire Grand, 801 S Figueroa St looks like a sturdy uncle. It’s not the tallest, and it doesn't have a rooftop bar with overpriced cocktails. But it has better bones.
The windows at 801 actually feel substantial. The floor-to-ceiling glass in newer buildings can sometimes make you feel like you're hanging off a cliff. There’s a psychological comfort in the granite pillars and the traditional layout of the 801 Tower.
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The Future: Is 801 S Figueroa St a Good Investment?
If you're looking at the data, the office market is in a period of "price discovery." That’s a fancy way for real estate experts to say they have no idea what anything is worth right now.
However, buildings like 801 S Figueroa St are better positioned than most. Why? Because they are "amenitized." They have the fitness centers, the conferencing facilities, and the proximity to transit. In 2026, an office isn't just a place to sit at a computer; it has to be a "destination" to convince people to leave their home offices.
Surprising fact: many firms are actually downsizing their total square footage but upgrading to "trophy" buildings like this one. They might go from 50,000 square feet in a boring building to 25,000 square feet at 801 S Figueroa St.
What You Should Do Next
If you are looking at 801 S Figueroa St for your business or just trying to understand the L.A. market, don't just look at the listing photos. The market is shifting too fast for static websites to keep up.
Check the recent comps. Look at the most recent lease signings in the South Park area. Don't look at 2019 data; it’s irrelevant. Look at what happened in the last six months.
Visit at 10:00 AM and 4:00 PM. You need to see the "vibe" of the building during peak hours. See how the security handles guests. Check the elevator wait times.
Talk to the neighbors. Go over to FIGat7th and ask the shop owners how foot traffic has been. Their answer will tell you more about the health of 801 S Figueroa St than any glossy brochure from a brokerage firm ever will.
The building is a survivor. It survived the 90s recession, the 2008 crash, and it’s currently navigating the messiest era of commercial real estate in a century. It’s not going anywhere. The red granite is too heavy to move, and the location is too central to ignore. Whether you're moving an office there or just walking past it, recognize it for what it is: a piece of Los Angeles history that is still very much in the fight.