Neighborhood Factors

Market Conditions

  • Neighborhood Factors
    Price
    $930k
  • Neighborhood Factors
    Overvalued
    $91k
  • Neighborhood Factors
    Appreciation
    -2%

West Adams at a Glance

West Adams is ranked #78 of 104 neighborhoods in Los Angeles with an overall score of 2.6/5. Its standout factor is nearby merchants (4.5/5), at a typical home price of $930k, which Houseberry currently rates as overvalued by about $91,000. It ranks 73rd of 104 in Los Angeles for safety. The trade-offs are schools (2.3/5) and public spaces (2.5/5), though prices run about 19% below the Los Angeles typical home price.

West Adams Reviews & Questions

Neighborhood Review
Key Words: Clark Memorial Library, Arlington Heights, Velaslavasay Panorama

West Adams in Los Angeles has more surviving Victorian and early 1900s houses than almost any district in the western United States, and its eastern blocks around Washington Boulevard and Arlington Avenue are where much of that turn-of-the-century architecture sits. Homes date mainly from the 1880s through the mid-1920s. Victorian and Queen Anne houses, Craftsman bungalows, Mission Revival and a few Beaux-Arts mansions share the same streets, and pockets such as Arlington Heights and Kinney Heights have their own long histories. The William Andrews Clark Memorial Library on Cimarron Street is the neighborhood's quiet landmark, a formal research library set in landscaped grounds. Outdoor space elsewhere is modest. Potter Memorial Park on 2nd Avenue is a small neighborhood park, and bigger green space means Exposition Park to the southeast or the Baldwin Hills to the west. on Washington near Normandie is the neighborhood coffee stop, Lucy Ethiopian Restaurant serves Ethiopian plates a few blocks west, and the panaderias along Washington, such as El Porvenir Bakery, cover morning pan dulce. The Velaslavasay Panorama on 24th Street is a small arts venue built around a painted panorama, one of the more unusual cultural spots in town. Errands are mostly by car. Food 4 Less on Western handles the big grocery run, with small markets like Cimarron Market on side streets for the basics. The 10 Freeway runs along the northern edge, and the E Line has stations at Expo and Western and Expo and Vermont a short trip south. The tradeoff is inconsistency. A restored Queen Anne can sit beside a stucco-covered fourplex and a vacant lot, and commercial streets are patchy. For people who like old houses, though, West Adams rewards a slow walk, since almost every block turns up a turret, a carved porch or a sleeping porch someone has brought back.

See City Review for: Los Angeles

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West Adams Amenities

  • Neighborhood Amenities
    Near good merchants

    4.5

  • Neighborhood Amenities
    Public Spaces

    2.5

  • Neighborhood Amenities
    Curb Appeal

    3.2

Overall Amenities score: 3.2

West Adams Weather

81%
of possible sunshine
Of all the daylight this spot gets in a year, 81% arrives as sunshine - clouds and fog block the rest.
West Adams ranks 42nd of 104 for sunshine in Los Angeles, and it out-suns roughly three quarters of Greater Los Angeles. Its warmest month is August, averaging 79° highs, and it gets about 15 inches of rain a year.
Average daily high and low temperature
80°65°50°35°JFMAMJJASONDAug 79°
Avg highAvg low
Rank in Los Angeles
42nd of 104
Across Greater Los Angeles
79th percentile
Rain per year
15 in
Warmest month
Aug 79° avg high
Summer day
63° → 77°F
Winter day
50° → 66°F
Sunshine and temperature figures are 30-year climate averages for this neighborhood's location.

West Adams Photos

Schools Serving West Adams

School NameTypeGradesHouseberry School Score
Carson-Gore Academy of Environmental Studies PrimaryK-5
Arlington Heights Elementary PrimaryK-5
Norwood Street Elementary PrimaryK-6
Sixth Avenue Elementary PrimaryK-5
Birdielee V. Bright Elementary PrimaryK-5
Twenty-Fourth Street Elementary PrimaryK-5
Vermont Avenue Elementary PrimaryK-5
Foshay Learning Center PrimaryK-12
John Adams Middle Middle6-8
Johnnie Cochran, Jr., Middle Middle6-8
Pio Pico Middle Middle6-8
West Adams Preparatory High High9-12
Susan Miller Dorsey Senior High High9-12
Los Angeles 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.

West Adams Home Prices

West Adams FAQs

10 answers

Is West Adams a good place to live?

West Adams ranks 78th of 104 neighborhoods in Los Angeles with an overall Houseberry score of 2.6 out of 5. Its strongest factor is nearby merchants (4.5/5). The trade-offs are schools (2.3/5) and public spaces (2.5/5).

Is West Adams safe?

West Adams, Los Angeles scores 2.8 out of 5 on Houseberry's Safety Score, ranking 73rd of 104 neighborhoods in Los Angeles.

What do homes in West Adams cost?

The typical home price in West Adams, Los Angeles is $930k, compared with $1.15M for Los Angeles as a whole. Houseberry currently rates it overvalued by about $91,000 against comparable neighborhoods.

Are home prices in West Adams rising or falling?

The typical home price in West Adams, Los Angeles is down about 2.0% over the past 12 months, at $930k. The full 12-month history is charted in the Typical Home Price section on this page.

Which schools serve West Adams?

Schools serving West Adams, Los Angeles include Carson-Gore Academy of Environmental Studies (2.3/5), Arlington Heights Elementary (1.8/5), Norwood Street Elementary (2.0/5), Sixth Avenue Elementary (1.9/5) and Birdielee V. Bright Elementary (2.4/5). 9 more schools are listed in the Schools section on this page.

What is the weather like in West Adams?

West Adams, Los Angeles receives 81% of its possible sunshine, 42nd of 104 in Los Angeles. Summer days run 63° to 77°F and winter days 50° to 66°F, August is the warmest month and rainfall averages about 15 inches a year.

Is West Adams walkable to shops and restaurants?

West Adams, Los Angeles scores 4.5 out of 5 for nearby merchants and 2.5 out of 5 for public spaces. Its overall amenities score is 3.2 out of 5, 69th of 104 in Los Angeles.

What is West Adams known for?

West Adams, Los Angeles is associated with Clark Memorial Library, Arlington Heights and Velaslavasay Panorama. Its highest-scoring factor is nearby merchants (4.5/5).

How does West Adams compare to other Los Angeles neighborhoods?

West Adams ranks 78th of 104 neighborhoods in Los Angeles. It ranks 73rd of 104 in Los Angeles for safety (2.8/5) and scores lowest on schools (2.3/5). The highest-ranked neighborhoods in Los Angeles are Mandeville Canyon and Pacific Palisades.

What are the downsides of living in West Adams?

West Adams, Los Angeles scores lowest on schools (2.3/5) and public spaces (2.5/5).

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West Adams Photos
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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

West Adams Map

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