$991,895Average Value$462Average Price per Sq Ft44Homes For Sale
One of LA's most historic neighborhoods has been a haven for immigrants
Going back to its days as an Indigenous village, Pico-Union is one of the most historic neighborhoods in Los Angeles, and among its most densely populated. The area has been attracting immigrants for over 100 years. It was a broad mix that came in waves starting around 1930, but working-class Mexicans and people fleeing discord in El Salvador began building a rich Latino culture in the 1970s that still endures today in the community.
Named for the intersection of West Pico Boulevard and South Union Avenue, the neighborhood is directly west of downtown LA across state Route 110, making it a good future bet for rapidly rising property values. "If you were to ask me about neighborhoods on the rise in the next 20 years, I'd say Pico-Union might be at the top of the list," says Dario Svidler, Partner CRE's executive vice president, who has almost $1 billion in career sales. "The surrounding neighborhoods like Koreatown and West Adams have exploded in growth over the last 10 to 20 years."
Many churches and organizations are open to the residents of Pico Union in Los Angeles, Ca.
Pico Union is located right next to Downtown Los Angeles, Ca.
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Some of the best and most authentic Latin food in the city
The best part of Pico-Union might be its food scene. Though it has little in terms of fine dining, it's the best place in town for authentic Latin American food. On the outside, El Parian looks like your average hole-in-the-wall Mexican restaurant, but this family-owned favorite has been serving its famous goat stew for over 50 years. There is more traditional Mexican fare at Guelaguetza, as well as nontraditional fare — the chapulines tacos are filled with gritty bits of sauteed grasshoppers. For evening eats, peruse the spread at El Gato Night Market, a goldmine of street food vendors. It's held Friday through Sunday on South Union Avenue. Throughout the neighborhood, stores offer necessities or specialty goods, but most major retail shopping occurs in neighboring Koreatown, which beckons with its many eateries and nightlife. Food 4 Less and Ralphs are nearby to stock up on groceries.
Have a play of Aji de Pollo at the Peruvian restauran Pollo El Brasero in Pico Union.
Don't miss Dino's Chicken in the Pico Union neighborhood of Los Angeles, Ca.
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Pico Union Project is housed in LA's oldest synagogue building
Despite retaining its trademark vintage homes, the neighborhood has changed dramatically over the last hundred years. It has a low-rise profile for the most part, but from some streets, the dramatic backdrop of downtown's towering buildings offers distinct contrast. The past intersects with modern culture at the Pico Union Project in one of Pico-Union's historic buildings — the oldest synagogue building in LA turned multifaith community center. The association does everything from local beautification projects and providing free art and guitar classes to hosting speakers and musical acts.
You can find old historic roots within the Pico Union area of Los Angeles, Ca.
Held on church grounds you can find people enjoying Los Angeles Greekfest.
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Single-family homes in Pico-Union are from the early 20th century
Originally developed as a fashionable suburb between 1880 and 1930, Pico-Union is culturally rich and architecturally diverse. The neighborhood is heavy on the cozy turn-of-the-20th-century bungalows and has homes in the Victorian and Queen Anne styles, among many others. These days, Pico-Union is attracting a younger crowd in search of a more attainable cost of living in a notoriously expensive LA market. "Young professionals have been moving to the area — if they can't afford to live downtown, they might buy here," says broker Wonnie Kim, who has over 15 years of experience. Homes in the neighborhood are priced between $550,000 for a two-bedroom, two-bath bungalow with about 700 square feet to $1.5 million for a four-bedroom, two-bath Victorian with about 2,300 square feet.
Houses in Pico Union in Los Angeles, Ca, come in different shapes, sizes and colors.
Find a historic Victorian style home in the Pico Union community of Los Angeles, Ca.
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Academy pathways at West Adams Preparatory High School
Los Angeles Unified is an above-average public school district with a B-plus from Niche. Magnolia Avenue Elementary and Berendo Middle School are both graded C-plus. A B-minus school according to Niche, West Adams Preparatory High School has three magnet academies, including Global Cuisine & Hospitality, STEM and Police Academy.
Loyola High School serves the High School students of the Pico Union area of Los Angeles, Ca.
West Adams Preparatory High School is a public high school located near the Adams-Normandie.
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Toberman Park has a playground and multiple basketball hoops
Central Los Angeles isn’t known for abundant green space, and Pico-Union is no different, though there are a few recreation areas. Toberman Park is a welcome respite from the concrete. The park has grassy areas and a fenced-in playground with swings and multiple basketball hoops. The Normandie Recreation Center is a community gathering spot with lighted sports facilities and play areas. The rec center is an activities hub for kids, particularly in the summer for its sports and fitness programs.
Play a pick up game of basketball at the Normandie Recreation center in Pico Union.
A look down at Alvarado Park in the Pico Union district of Los Angeles, Ca.
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Direct highway access and walkable to the metro station
Pico-Union has direct highway access. Route 110 makes up the neighborhood’s eastern border, and Interstate 10 marks its southern border. Downtown Los Angeles is just 3 miles away via the 110. The neighborhood is highly walkable, with bus stops along many major thoroughfares operated by the Los Angeles County Metropolitan Transportation Authority. “Pico Boulevard is a busy stretch, and the road isn’t super well-maintained. It can be a pain getting around there,” Svidler says. The closest Metro station is Westlake/MacArthur Park, about 1 mile north via Alvarado Street and Westlake Avenue. To catch a flight, Hollywood Burbank Airport and Los Angeles International are both about 15 miles away. Dignity Health – California Hospital Medical Center is just across the 110.
You can catch the Metro Bus system in the Pico Union area, to get anywhere in Los Angeles, Ca.
Pico Union is a very walkable space in the greater Los Angels, Ca area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
Linda Ojeda,
an experienced agent in this neighborhood.
Parks in this Area
Toberman Park
Baseball/Softball
Playground
Alvarado Terrace Park
Trails
Playground
West Adams Height Park
Picnic Area
Trails
Playground
LA Live Dog Park
Camping
Dog Park
Seoul International Park
Baseball/Softball
Picnic Area
Trails
Normandie Recreation Center
Baseball/Softball
Basketball
Soccer
Transit
Airport
Los Angeles International
22 min drive
Bus
Olympic & Blaine
Bus
Pico & Westmoreland
Bus
Pico & Bonnie Brae
Bus
Union Ave & 18th St (Southbound)
Bus
Hoover & Washington
Bus
Washington Blvd & Union Ave (Eastbound)
Bus
Normandie & Santa Monica Fwy
Crime and Safety
1 - Low Crime, 10 - High Crime
Pico-Union
US
Homicide
5
4
Sexual Assault
5
4
Assault with Weapon
6
4
Robbery
9
4
Burglary
4
4
Motor Vehicle Theft
5
4
Larceny
4
4
Crime Score
5
4
Source: WhatIsMyCrimeRisk.com
Pico-Union Demographics and Home Trends
On average, homes in Pico-Union, Los Angeles sell after 64 days on the market compared to the national average of 50 days. The median sale price for homes in Pico-Union, Los Angeles over the last 12 months is $777,000, down 14% from the median home sale price over the previous 12 months.
Rare Mission Revival Masterpiece Designed by Morgan & Walls with the Mills Act. A true architectural gem in the heart of Wilshire Center, this rare Mission Revival Craftsman was designed by the esteemed firm Morgan & Walls in collaboration with legendary architect Stiles Clements, visionaries behind L.A. landmarks like the Wiltern, El Capitan, and Mayan Theaters, as well as the iconic Samson Tire
Welcome to home in the Pico Union neighborhood just West of Downtown Los Angeles. Built in 1986 as part of a community redevelopment program, this home is being sold for the first time since being built and offers modern development close to a number of unique amenities in the city. The main level of the home is fully tiled and includes a half bathroom, galley style kitchen, spacious living
Discover a rare Koreatown townhouse that masterfully blends urban energy with secure, gated living. Enjoy effortless access to supermarkets, restaurants, bars, and a variety of charming coffee, tea, and dessert shops. Situated less than 15 minutes from Downtown Los Angeles, BMO Stadium, Crypto.com Arena, and prestigious institutions such as the University of Southern California, Southwestern Law
Fantastic opportunity in one of LA's most rapidly evolving neighborhoods. This property is ideally located in Korea town, near Mid-Wilshire, and DTLA. It's originally a single family residence, is currently being restored to meet city compliance, with all updates scheduled for completion prior to the close of escrow. A rare chance for owner-occupants seeking value, or for investors interested
ACTUAL 9.0 GRM/7.0% CAP RATE. PRO FORMA 7.8 GRM/8.7% CAP RATE! This 5 unit property is comprised of two separate buildings totaling 4,430sf in size. In the rear is a large 1,198sf home built in 1980 with 3 bed/1 bath. The front building was built in 1910 and is approx. 3,232sf in size comprised of (4) 1/1 units that are each 808sf. One unit is delivered vacant and in rent ready condition allowing
Excellent opportunity to own this 5 units investment property, 4 one bedroom one bath units in one building and a 3 bedrooms one bathroom on a separate structure, perfect for owner user, rent the 4 units and live in the 3 bedroom stand along house. This property its on a corner lot; Orchard Ave and 15th St. closed proximity to USC Campus, Exposition Park, California Science Center, the BMO
Mauricio CalderoneXp Realty of Greater Los Angeles, Inc.
Welcome to our modern studio apartment located in the heart of Los Angeles, CA. This cozy space features a spacious closet, ceiling fan, and wall heater for your comfort. The kitchen is equipped with Quartz countertops, a stylish tile backsplash, and all the essentials you need. The bathroom boasts a sleek shower stall for your convenience. Relax and unwind in the living area with a 40" flat
Step into this beautifully reimagined and fully renovated two-bedroom unit offering a perfect blend of modern finishes and efficient design. Every inch of the space has been thoughtfully upgraded—from the brand new flooring that runs throughout, to the freshly painted walls that provide a bright and inviting ambiance. The kitchen is a standout, featuring all-new cabinetry, a sleek modern flat
Christopher MartinezVinco Vinco Realty & Investments Inc
Copy link for a video walk-through: https:youtu.beHIMYyM97W28 Our units are spacious and recently renovated. They include 1-bedroom, 1-bathroom units, and Studio units, which also have a full kitchen and full bathroom. Located in the heart of Los Angeles, right by Korea Town, Staples Center, USC Campus, and Downtown LA. Other features include:Stainless Steel Refrigerator and Stove - Stainless
Interested in learning more about homes in this area?
Reach out to
Linda Ojeda,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
36,163
Median Age
38
Population Density
34 ppl/acre
Population under 18
23.7%
On par with the national average
23.8%
Population over 65
15.4%
On par with the national average
19.1%
Finances
Median Household Income
$39,563
Significantly below the national average
$71,702
Average Household Income
$56,064
Education and Workforce
High School Graduates
55.7%
Significantly below the national average
89.1%
College Graduates
15.1%
Below the national average
34.1%
Advanced Degrees
3.2%
% Population in Labor Force
67.2%
Weather
Annual Precipitation
14''
Average Winter Low Temperature
48°F
Average Summer High Temperature
83°F
Annual Snowfall
0''
Area Factors
Very Bikeable
Bike Score®
72/ 100
Very Walkable
Walk Score®
89/ 100
Good Transit
Transit Score®
69/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
