Neighborhood Factors

Market Conditions

  • Neighborhood Factors
    Price
    $647k
  • Neighborhood Factors
    Undervalued
    $13k
  • Neighborhood Factors
    Appreciation
    -3%

Pico-Union at a Glance

Pico-Union is ranked #95 of 104 neighborhoods in Los Angeles with an overall score of 2.3/5. Its standout factor is nearby merchants (4.9/5), at a typical home price of $647k, which Houseberry currently rates as undervalued by about $13,000. It ranks 79th of 104 in Los Angeles for schools. The trade-offs are safety (1.9/5) and schools (2.6/5), though prices run about 44% below the Los Angeles typical home price.

Pico-Union Reviews & Questions

Neighborhood Review
Key Words: El Salvador Corridor, Alvarado Terrace, Pupuserias

Pico-Union, just west of downtown Los Angeles, has long been a center of Central American life in the city. The stretch of Pico Boulevard near Vermont Avenue is officially designated as the El Salvador Community Corridor, and murals of Óscar Romero and of Central and South American flags mark the streets nearby. Homes in Pico-Union are an unusual mix. The Alvarado Terrace Historic District, near Pico and Alvarado, protects a short block of grand early houses, and older Victorian and Craftsman homes turn up on the side streets. Most blocks, though, are filled with apartment buildings and small multi-unit properties, many from the early and middle twentieth century. Parks are small but well used. Toberman Recreation Center on Union Avenue is the main rec center, a pocket park on Hoover Street fills a gap, and Alvarado Terrace Park is a quiet patch of green. For larger outdoor space, MacArthur Park and Exposition Park are both a short trip away. The food tells the neighborhood's story. Pupuserias and Guatemalan bakeries line both Pico and Vermont. Panaderia El Salvador on Pico Boulevard bakes Salvadoran sweet breads, and Casa Gish Bac on Vermont serves Oaxacan cooking. El Colmao on Pico serves Cuban food, and there is a King Taco a few blocks away. Errands are easy to handle close to home. Northgate González Market on Olympic, Superior Grocers on Alvarado and Food 4 Less on Hoover cover the big grocery runs, and the Pico Union Branch Library sits on Alvarado Street. Buses run along Pico, Vermont and Olympic, and downtown and the 10 freeway are both close. The tradeoff is density. Street parking is scarce, traffic along Pico and Vermont is heavy, and green space is limited. In return, Salvadoran sweet bread, a Greek Orthodox cathedral on Normandie and a pupusa lunch can all fit into one afternoon walk.

See City Review for: Los Angeles

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Pico-Union Amenities

  • Neighborhood Amenities
    Near good merchants

    4.9

  • Neighborhood Amenities
    Public Spaces

    2.6

  • Neighborhood Amenities
    Curb Appeal

    2.7

Overall Amenities score: 3.1

Pico-Union Weather

82%
of possible sunshine
Of all the daylight this spot gets in a year, 82% arrives as sunshine - clouds and fog block the rest.
Pico-Union ranks 15th of 104 for sunshine in Los Angeles, and it out-suns four fifths of Greater Los Angeles. Its warmest month is August, averaging 82° highs, and it gets about 15 inches of rain a year.
Average daily high and low temperature
85°70°55°40°JFMAMJJASONDAug 82°
Avg highAvg low
Rank in Los Angeles
15th of 104
Across Greater Los Angeles
87th percentile
Rain per year
15 in
Warmest month
Aug 82° avg high
Summer day
63° → 80°F
Winter day
49° → 68°F
Sunshine and temperature figures are 30-year climate averages for this neighborhood's location.

Pico-Union Photos

Schools Serving Pico-Union

School NameTypeGradesHouseberry School Score
New Open World Academy K-12 PrimaryK-12
UCLA Community K-12 PrimaryK-12
Hoover Street Elementary PrimaryK-5
Magnolia Avenue Elementary PrimaryK-5
Norwood Street Elementary PrimaryK-6
Tenth Street Elementary Primary1-5
Leo Politi Elementary PrimaryK-5
MacArthur Park Elementary School for the Visual and Performing Arts PrimaryK-5
John H. Liechty Middle Middle6-8
Young Oak Kim Academy Middle6-8
Ambassador-Global Leadership Middle6-12
John Adams Middle Middle6-8
Berendo Middle Middle6-8
Santee Education Complex High9-12
School of Business and Tourism at Contreras Learning Complex High9-12
Contreras Learning Center-Los Angeles School of Global Studies High9-12
West Adams Preparatory High High9-12
Edward R. Roybal Learning Center High9-12
Contreras Learning Center-Academic Leadership Community High9-12
Los Angeles High School of the Arts High9-12
School for the Visual Arts and Humanities High9-12
Ramon C. Cortines School of Visual and Performing Arts High9-12
Dr. Maya Angelou Community High High9-12
Contreras Learning Center-School of Social Justice High9-12
Nava College Preparatory Academy High9-12
Belmont Senior High High9-12
Thomas Jefferson Senior High High9-12

Click links for school listing

info at GreatSchools.org

Houseberry School Score Data

from CA Dept. of Education

Houseberry recommends using these scores as only a starting point, and conducting your own investigation into what schools fit best for your preferences. School boundaries are not guaranteed and may change. It is important to contact the appropriate school district to confirm enrollment eligibility before making any decision to move to a neighborhood.

Pico-Union Home Prices

Pico-Union FAQs

10 answers

Is Pico-Union a good place to live?

Pico-Union ranks 95th of 104 neighborhoods in Los Angeles with an overall Houseberry score of 2.3 out of 5. Its strongest factor is nearby merchants (4.9/5). The trade-offs are safety (1.9/5) and schools (2.6/5).

Is Pico-Union safe?

Pico-Union, Los Angeles scores 1.9 out of 5 on Houseberry's Safety Score, ranking 94th of 104 neighborhoods in Los Angeles.

What do homes in Pico-Union cost?

The typical home price in Pico-Union, Los Angeles is $647k, compared with $1.15M for Los Angeles as a whole. Houseberry currently rates it undervalued by about $13,000 against comparable neighborhoods.

Are home prices in Pico-Union rising or falling?

The typical home price in Pico-Union, Los Angeles is down about 3.3% over the past 12 months, at $647k. The full 12-month history is charted in the Typical Home Price section on this page.

Which schools serve Pico-Union?

Schools serving Pico-Union, Los Angeles include New Open World Academy K-12 (2.2/5), UCLA Community K-12 (2.3/5), Hoover Street Elementary (4.0/5), Magnolia Avenue Elementary (2.7/5) and Norwood Street Elementary (2.0/5). 22 more schools are listed in the Schools section on this page.

What is the weather like in Pico-Union?

Pico-Union, Los Angeles receives 82% of its possible sunshine, 15th of 104 in Los Angeles. Summer days run 63° to 80°F and winter days 49° to 68°F, August is the warmest month and rainfall averages about 15 inches a year.

Is Pico-Union walkable to shops and restaurants?

Pico-Union, Los Angeles scores 4.9 out of 5 for nearby merchants and 2.6 out of 5 for public spaces. Its overall amenities score is 3.1 out of 5, 78th of 104 in Los Angeles.

What is Pico-Union known for?

Pico-Union, Los Angeles is associated with El Salvador Corridor, Alvarado Terrace and Pupuserias. Its highest-scoring factor is nearby merchants (4.9/5).

How does Pico-Union compare to other Los Angeles neighborhoods?

Pico-Union ranks 95th of 104 neighborhoods in Los Angeles. It ranks 79th of 104 in Los Angeles for schools (2.6/5) and scores lowest on safety (1.9/5). The highest-ranked neighborhoods in Los Angeles are Mandeville Canyon and Pacific Palisades.

What are the downsides of living in Pico-Union?

Pico-Union, Los Angeles scores lowest on safety (1.9/5) and schools (2.6/5).

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Pico-Union Photos
Top Neighborhoods in Los Angeles, CA
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Mandeville Canyon, Los Angeles
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Overall Score : 4.2
Mandeville Canyon runs north from Sunset Boulevard for about three miles and nev... See Full Page
2nd
Pacific Palisades, Los Angeles
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Overall Score : 4.2
Pacific Palisades is where Los Angeles runs out of city and into the Santa Monic... See Full Page
3rd
Brentwood, Los Angeles
Brentwood, Los Angeles, CA
Overall Score : 4.0
Brentwood runs from the flats along San Vicente Boulevard up into the canyons of... See Full Page

Pico-Union Map

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