You’ve probably seen it a thousand times if you’ve ever sat in gridlock on the 110. That sharp, geometric silhouette rising out of the South Park district, clad in that distinct reddish-pink granite. For decades, we’ve called it the TCW Tower. But honestly? If you’re still calling it that in 2026, you’re technically behind the times.
Things move fast in the Los Angeles skyline.
Located at 865 South Figueroa Street, this 37-story giant has spent thirty years as the quiet, sophisticated backbone of the financial district. It’s not the tallest—it ranks around 19th or 34th depending on which database you trust—but it has a certain "old school cool" that the newer glass boxes lack. However, the biggest shift in its history just happened.
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The Name Change Nobody Saw Coming
Basically, the era of "TCW" on the side of the building is over. In a massive shake-up for the DTLA skyline, Banc of California stepped in recently to claim the naming rights.
It’s a big deal.
The bank signed an 11-year lease for about 40,000 square feet, and as of late 2025 and heading into 2026, their logo is the one you’ll see on the north and south faces. The TCW Group—the investment firm that actually gave the building its identity—packed up and moved their headquarters over to City National Plaza.
It’s a bit weird, right? For an entire generation of Angelenos, that "TCW" logo was a permanent fixture. Now, the building is often referred to simply by its address, 865 South Figueroa, or by its new corporate identity.
Why the Architecture Actually Matters
The building was finished in 1990. At the time, it was a masterclass in "Postmodern Corporate" style. It was designed by AC Martin Partners (specifically Albert C. Martin & Associates), a firm that basically shaped the look of modern Los Angeles.
If you look closely, it isn't just a rectangle.
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- It’s wrapped in polished Red Eagle granite.
- The windows are a bronze reflective glass that catches the sunset perfectly.
- It stands exactly 517 feet (about 158 meters) tall.
Back in the day, the Los Angeles Tall Building Structural Design Council gave it the "Outstanding Structural Design Award." That’s not just a participation trophy. The building was engineered to be incredibly rigid and safe, even for the "Big One" we’re all waiting for.
The Air Rights Mystery
Here is a fun bit of trivia: the tower sits right next to the Original Pantry Cafe. You know, the place owned by former Mayor Richard Riordan where the steaks are huge and they never close? To build the tower as high as it is, the developers (Manulife) had to buy the air rights from the cafe back in 1985. Without that greasy spoon next door, the tower would have been much shorter.
Living in the Shadow of Giants
Despite its award-winning design, the tower often gets overlooked because it’s surrounded by "celebrity" buildings. It’s two blocks from Crypto.com Arena (RIP Staples Center) and LA Live.
While the tourists are busy taking selfies in front of the LeBron James statue, the real business of the city happens here.
The tenant list is a revolving door of high-stakes law firms and financial giants. While TCW left, others stayed or moved in. We’re talking about firms like Quinn Emanuel Urquhart & Sullivan, who occupy a massive chunk of the interior.
Wait, how many floors?
Some sources say 37, others say 39. Let’s clear that up. There are 37 occupied floors, but with the mechanical levels and the rooftop structure, it often gets cited as 39 in technical architectural circles. For you? Just know it's a long elevator ride to the top.
What’s it Like Inside?
It’s a Class A office space, which is real estate speak for "it's fancy."
The building is LEED Gold certified. That means it’s surprisingly green for a structure built when people still used pagodas and fax machines. They’ve spent millions on upgrades recently:
- The Lobby: Massive, airy, and intimidating in that way only a financial building can be.
- The Amenities: There’s a courtesy shuttle that zips tenants to Union Station, on-site car washes, and even a shoe shine station.
- The Tech: It’s got WiredScore Gold status. If your Wi-Fi drops here, it’s probably your phone’s fault, not the building's.
The Reality of DTLA Offices in 2026
We have to be honest: the "work from home" era hit downtown Los Angeles hard. A few years ago, people were predicting the death of the skyscraper.
But 865 South Figueroa is proving them wrong.
By pivoting to naming rights deals (like the one with Banc of California) and focusing on high-end legal tenants who still value "face time," the building has maintained a presence that other towers are struggling to match. It's currently owned by Manulife US REIT, a Singapore-based trust that has a huge stake in the American office market.
They’ve had some rocky financial years—who hasn't?—but this building remains one of the crown jewels in their portfolio.
Key Stats at a Glance
- Completed: 1990
- Total Square Footage: Roughly 700,000+ sq ft.
- Parking: A massive adjacent garage with over 800 spots (a miracle in DTLA).
- Location: South Park District.
What You Should Actually Do
If you’re a fan of architecture, don't just drive past it. The South Park area has become incredibly walkable.
Start at the tower on 8th and Figueroa. Look up at the granite—it actually changes color depending on the California sun. Then, walk two blocks down to the 7th Street/Metro Center station. It’s the hub of the whole city.
The building isn't just a place where people trade stocks or file lawsuits. It’s a piece of the 1990s optimism that built the modern Los Angeles skyline. Even with a new name on the side, it’s still the same "TCW" we grew up with.
Actionable Insight for 2026:
If you are looking for office space or just exploring, keep an eye on the signage updates. The transition from TCW to Banc of California is a case study in how corporate branding evolves. For the best view of the building without the glare, visit during the "golden hour" (just before sunset) from the west side of the 110 freeway.
Next Steps for You:
- Verify the Address: If you're heading there for a meeting, ensure you use 865 South Figueroa Street; don't just type "TCW" into your GPS, or you might end up at their new offices at City National Plaza.
- Check the Shuttle: If you are a tenant or guest, the building's private shuttle to Union Station is still one of the best "hacks" for avoiding DTLA traffic.
- Visit the Pantry: Since the tower literally exists because of the Original Pantry Cafe's air rights, grab a sourdough toast there after you finish your business at the tower. It's a rite of passage.