You've probably driven past it a thousand times if you spend any time in DTLA. It’s that sleek, glass-clad pillar standing tall right in the heart of the financial district. 865 South Figueroa Street isn't just another office building. It’s a landmark of the Los Angeles skyline, often referred to by its more formal name, the Trust Building—though locals and brokers usually just stick to the address. It’s 35 stories of high-stakes business and architectural precision.
Honestly, the building is a bit of a shapeshifter. Depending on the light, the tower's silver-blue glass either blends into the California sky or reflects the grit and energy of the surrounding streets. It was finished back in the early '90s. 1991, to be exact. That was a weird time for architecture in LA, a transition from the heavy stone post-modernism of the '80s into something lighter and more transparent.
What Makes 865 South Figueroa Street Different?
Most people assume all these skyscrapers are basically the same inside. Rows of cubicles and stale coffee. But 865 South Figueroa has managed to stay relevant while other buildings from the same era are starting to look, well, a little tired.
It’s about the floor plates.
The building offers roughly 1.1 million square feet of space. That sounds like a lot, and it is. But the way the floors are laid out—roughly 34,000 square feet per floor on the lower levels—allows for the kind of open-concept offices that modern tech and law firms actually want. You don't get those weird, cramped corners you find in older Art Deco buildings nearby.
Brookfield Properties currently manages the site. If you know anything about commercial real estate, you know Brookfield is the giant in the room. They own a massive chunk of the DTLA skyline. Because they have so much skin in the game, they’ve dumped significant capital into keeping 865 South Figueroa at a "Class A" standard. This isn't just about painting the walls. It’s about the HVAC systems, the lobby experience, and the security tech that keeps the whole machine humming.
The Location Factor
Location is everything. Duh. But specifically, being at the corner of 9th and Figueroa puts you in a sweet spot. You're a stone's throw from LA Live and the Crypto.com Arena.
Think about that for a second.
You finish a deposition or a strategy meeting at 5:00 PM, and by 5:15 PM, you’re sitting at a bar in the InterContinental or walking into a Lakers game. It bridges the gap between the "stuffy" financial district and the "entertainment" district. This proximity is a huge selling point for firms trying to lure Gen Z employees back to the office.
The Architecture of 865 South Figueroa Street
Albert C. Martin & Associates were the masterminds behind the design. If that name sounds familiar, it should. The firm (now known as AC Martin) is responsible for some of the most iconic structures in Southern California, including the LA City Hall.
For 865 South Figueroa, they went with a look that is often described as "Late Modernist."
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It doesn't try too hard. There are no weird spikes or neon accents. It’s a clean, rectangular prism that uses vertical lines to emphasize its height. The glass curtain wall was a big deal when it was built. It provides floor-to-ceiling views of the Hollywood Hills to the north and the Pacific Ocean to the west on clear days.
- Total Height: Roughly 525 feet.
- Sustainability: It’s LEED Gold certified.
- Parking: A massive underground garage, which, in LA, is basically worth its weight in gold.
People often mistake it for the FigAt7th complex next door. While they are neighbors and share a lot of the same foot traffic, 865 is its own beast. It’s the "corporate" anchor to the retail energy happening at its feet.
Who Actually Works There?
The tenant roster at 865 South Figueroa Street reads like a "who’s who" of professional services. We’re talking about massive law firms, insurance giants, and financial consultants.
Katten Muchin Rosenman LLP has a significant presence here. So does Mitsui Sumitomo Insurance.
It’s the kind of building where deals are made that affect the entire West Coast economy. But it’s not all just guys in suits. Recently, there’s been a shift. Creative agencies and tech-adjacent firms are moving in because they like the "institutional" feel. It gives a startup a sense of permanence.
Addressing the "Empty Office" Elephant in the Room
We have to talk about it. The "doom loop" narrative around downtown office space is everywhere. You've seen the headlines. Remote work changed the game.
Is 865 South Figueroa Street half empty? Not really.
While the office market in DTLA has definitely taken a hit—vacancy rates have hovered around 25-30% in recent years—865 has fared better than most. Why? Because of the "flight to quality." When companies downsize, they don't move to a worse building. They move to a nicer building with fewer square feet.
865 South Figueroa is one of those "nicer" buildings.
Companies are leaving older, B-class buildings in the Historic Core and moving into towers like this one because the amenities are better. If you’re going to force your employees to commute on the 110 freeway, you’d better provide a nice lobby, a decent gym, and high-speed elevators.
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Amenities that Actually Matter
Forget the ping-pong tables. That’s 2015.
The people working at 865 South Figueroa care about:
- Security: 24/7 guarded access.
- Dining: Immediate access to the 7th+Fig retail center (Morton's The Steakhouse is right there).
- Transit: It’s basically on top of the 7th Street/Metro Center station.
If you can take the Blue or Red line and walk 200 yards to your desk, you’re winning the LA commuting game.
The Interior Vibe
The lobby is expansive. It’s a lot of stone and high ceilings. It feels expensive. That’s the point.
When you walk in, there’s a sense of quiet hushed efficiency. The elevators are fast—really fast. You aren't waiting five minutes to get to the 30th floor. For a lot of people, that’s the difference between a productive day and a frustrating one.
The views from the upper floors are genuinely distracting. You can see the San Gabriel Mountains capped with snow in the winter while looking down at the traffic jam on the Harbor Freeway. It puts the city in perspective.
Navigating the Surrounding Area
If you find yourself visiting 865 South Figueroa Street for a meeting, don't just park and leave.
Walk over to FigAt7th. It’s an open-air mall that’s tucked into the middle of the skyscrapers. It’s got a Target, a Zara, and a decent food court (Taste Food Hall). It’s one of the few places in DTLA that feels consistently busy and safe during the workday.
If you’re looking for a more "LA" experience, the Broad museum and Walt Disney Concert Hall are just up the hill. You could easily make a day of it.
A Note on Parking
Listen, parking in this part of town is a nightmare. The garage at 865 South Figueroa is convenient, but it’s pricey. If you’re just there for a quick meeting, look for a "flat rate" lot a few blocks away toward Flower Street. You might save twenty bucks. Just watch out for the "early bird" specials that expire at 6:00 PM; if you stay late, they'll hit you with the full daily max.
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Why It Matters for the Future of LA
865 South Figueroa Street is a barometer.
If this building is full and vibrant, DTLA is doing okay. If it starts to look shuttered, we’ve got problems. Right now, it’s holding steady. It represents the "Old Guard" of Los Angeles business adapting to the "New World" of flexible work and mixed-use urban centers.
It’s a anchor.
As more residential towers go up nearby—like the ones near the Staples Center (I refuse to call it anything else)—this office tower provides the jobs that fuel the local economy. People live in the South Park district and walk to work at 865 Figueroa. That’s the urban dream planners have been pushing for decades.
Actionable Steps for Professionals and Visitors
If you're looking at 865 South Figueroa Street from a business perspective, here is the ground-level reality of what to do next:
For Prospective Tenants:
Don't just look at the lease rate. Look at the "load factor." Ask the leasing agents about the recent upgrades to the air filtration systems. In a post-pandemic world, your employees will ask about this. Also, negotiate for parking passes. They are the most valuable currency in DTLA commercial real estate.
For Daily Commuters:
Check the Metro schedules. The 7th Street/Metro Center station is so close that it’s almost silly to drive if you live near a rail line. You'll save $400 a month in parking and gas easily. Plus, you can actually read a book instead of screaming at people on the 101.
For Lunch Seekers:
Skip the usual chains inside the mall once in a while. Walk a few blocks over to the smaller spots on 7th Street. There are some incredible taco stands and small cafes that need the business more than the big corporate entities.
For Real Estate Observers:
Keep an eye on the occupancy announcements from Brookfield. They often signal shifts in the market months before the news hits the major outlets. If a major law firm leaves 865, it usually means they're looking for "creative" space in the Arts District—a trend that is currently redefining the city.
865 South Figueroa Street isn't going anywhere. It’s a stoic, glass-and-steel witness to the evolution of Los Angeles. Whether you’re there for a high-level corporate merger or just grabbing a coffee at the base of the tower, it’s a place that demands you acknowledge the sheer scale of the city.
The building serves as a reminder that despite all the talk of digital offices and virtual reality, there is still a profound need for physical hubs—places where people gather to build things, solve problems, and keep the gears of the city turning.