$988,072Average Value$487Average Price per Sq Ft55Homes 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."
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.
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.
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.
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.
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.
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.
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
Lee Williams,
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 75 days on the market compared to the national average of 49 days. The median sale price for homes in Pico-Union, Los Angeles over the last 12 months is $810,000, down 5% from the median home sale price over the previous 12 months.
Rare opportunity in the up-and-coming Pico-Union area, near Downtown! Three of the four units have been remodeled, offering modern living spaces. All units are occupied. Great rental income. The property features a spacious parking area in the rear, with ample room to build an ADU, significantly increasing the property's value. Become a homeowner in the rapidly developing Pico-Union neighborhood.
Beautiful Building you can be proud of and very well maintained & remodeled rental property with 21 creative Studio units in very close proximity to many shops and restaurants in the rapidly changing Pico Union area just West of Downtown LA! 99% of the units have been beautifully remodeled and the entire building is light, bright with a creative energy about it. 2 units will be delivered VACANT
Randy WrightChristie's International Real Estate SoCal
Seller financing available at 4% IO with 40% Down! 1262 Fedora St is a 43-unit mixed use building located in the Pico Union neighborhood. This massive 35,982 sqft building is offered at only $128k/unit and $153/sqft. The property is currently operating at a 6.73% CAP and 8.36 GRM. There is still over 39% upside available once the property is stabilized. The property is separately metered for gas
Cameron SamimiLyon Stahl Investment Real Estate, 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
Welcome to this stunning and modern tri-level townhouse located at 1737 Magnolia Avenue in the heart of Los Angeles. This newer construction offers 1,382 square feet of thoughtfully designed living space within a private, gated six-unit complex. With three spacious bedrooms and three bathrooms, each bedroom provides its own private entrance, a luxurious en-suite bathroom, and a generous walk-in
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
Lee Williams,
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.
