Los Angeles neighborhood guide
Mission Hills
Vertical tick marks the LA neighborhood median.
Rent in Mission Hills
Why two numbers? Long-term tenants (often in rent-stabilized units) pay less than today's asking prices. Budget from the asking rent, not the resident median.
Rent control: City of Los Angeleshas a Rent Stabilization Ordinance (RSO). Most buildings first occupied before October 1978 limit annual increases for sitting tenants; newer buildings at least 15 years old fall under California's statewide cap (AB 1482). Check a specific address with the LA Housing Department's ZIMAS tool before signing.
General information, not legal advice.
How Mission Hills scores for you
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Mission Hills is a San Fernando Valley neighborhood with a low-key, spread-out character. It ranks in the middle of LA neighborhoods overall (66th of 114), but its wide streets and modest density give it a more suburban feel than many parts of the city.
Day-to-day life here centers on car travel. There is no rail transit nearby, and public bus service is sparse. Most errands require a vehicle, though some local shopping and dining options exist within a short walk. The area experiences heavy traffic and high diesel pollution from major corridors, which are tradeoffs that come with the Valley's car-dependent layout.
Rents are moderate compared to LA, with new leases averaging about $2,645 per month. That ranks 42nd of 114 neighborhoods, making it cheaper than the LA average but not dramatically so. Current residents pay a median of $1,739, though that figure reflects long-term and rent-stabilized tenants and should not guide a budget for a new lease.
Living here
Getting around means relying on a car. There is no Metro rail access, and the bus network is minimal. Traffic on nearby corridors is above average for LA, and air quality is in the top quartile for diesel PM pollution in California. The neighborhood itself is walkable for some errands (ranking 78th of 114), with options like Vallarta or Vons grocery stores and restaurants like SpiceUp Thai or Mi Carbonero within a short walk, but most trips still require driving.
The streetscape is predominantly concrete with very limited tree cover (2 percent), so summer heat is noticeable. Parks and green space are sparse. Amenities like coffee shops, gyms, and casual dining exist nearby in small numbers, but you will not find dense clusters of walkable options. Mission Hills works for renters who are comfortable driving for most needs and prioritize affordability and parking space over transit access or urban density.
Who it's for
Mission Hills suits renters who own a car, work outside the immediate area, and value a quieter, lower-density neighborhood with moderate rents. It is a practical choice for those working in the San Fernando Valley or willing to commute by car, especially if they need parking or prefer a more residential setting. It is not a good fit for car-free renters or those who rely on public transit.
Anyone sensitive to air quality or uncomfortable with heavy traffic exposure should carefully weigh the high pollution and congestion levels before committing. Families and long-term residents often find the space and affordability appealing, but young professionals seeking walkable urban amenities would likely feel limited.
Environment & livability
Air quality: high diesel PM exposure, top quartile in California.
Linked to elevated respiratory and cardiovascular risk in long-term residents. See the air quality flag for more detail.
Traffic exposure: high traffic corridor exposure.
This area is near major traffic corridors, linked to higher noise levels, diesel PM, and reduced street-level comfort.
Tree cover: very limited tree cover, predominantly concrete.
Low canopy areas tend to run hotter and feel more exposed. Research links tree cover to lower ambient temperatures and improved pedestrian comfort.
Walkability: walkable for some errands, car useful for others.
A mixed walkability area. Good for quick trips on foot, but some destinations will require driving or transit.
Transit: minimal transit access, car strongly recommended.
Very infrequent or no meaningful transit nearby. Car dependency is high in this area.
Environmental data from CalEnviroScreen 4.0 and the EPA Smart Location Database. Informational only, not professional advice for a housing decision.
Who lives in Mission Hills
Population
19,417
Renters
26%
of households rent
Median age
41
Median income
$97k
per household
Census ACS 5-year estimates.
Schools in Mission Hills
3 public schools sit inside this area · 2 with published results. Figures are the share of students who met or exceeded state standards.
| School | Grades | English | Math |
|---|---|---|---|
| Lassen Elementary Elementary | K-5 | 43% | 36% |
| San Jose Street Elementary Elementary | K-5 | 51% | 47% |
| North Valley Occupational Center Adult | No Data | — | — |
Source: California Dept. of Education (directory) and CAASPP Smarter Balanced, 2025. We publish these figures as the state reports them and show the same table for every neighborhood. Saktoo does not rate schools, and school data is never part of a neighborhood match score. Attendance boundaries change — confirm the assigned school with the district before relying on it.
Around Mission Hills
Vallarta · Vons
Donut & Sandwich Station · Starbucks
Arby's · Buon Gusto Ristorante · California Fish Grill · Carl's Jr.
Memory Garden
24 Hour Fitness
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Next to Mission Hills
What the census says about Mission Hills
Facts about the neighborhood from the American Community Survey. These describe Mission Hills; none of them feed the scores above.
- Typical commute
- 36 min
- one way, residents who work
- Settled households
- 80%
- moved in before 2018
- Housing built
- ~1961
- average year of construction
- Above 1 per room
- 11%
- a measure of housing pressure
- Vacant units
- 4%
- of all housing units
- Broadband
- 87%
- of households subscribe
- Detached houses
- 74%
- the rest are attached or apartments
- Typical size
- 3 bed
- median across all homes here
- Homes here
- 4,080
- total housing units
Averaged across 11 areas of about a kilometre each. ACS 5-year estimates.
Mission Hills in the regional index
How Mission Hills places when every neighborhood in LA and Orange County is scored the same way.
- The areas with no affordable escape from pollution
Ranks #65 of 262 neighborhoods on this weighting.
- Where home prices go furthest
Ranks #84 of 263 neighborhoods on this weighting.
Finding a place in Mission Hills
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Frequently asked questions
Do I need a car in Mission Hills?+
Yes. There is no rail transit nearby and bus service is minimal, so a car is essential for most daily travel. Some grocery and food options exist within walking distance, but you will need to drive for most errands and work commutes.
How are the schools and parks?+
Parks and green space are limited in the neighborhood, with very low tree cover. Schools vary in quality; you should research specific campuses in the area, as they are not ranked here.
What is the air quality like?+
Air quality is a concern. Mission Hills ranks high in diesel PM pollution exposure (top quartile in California) due to nearby traffic corridors. If air quality is a priority, this neighborhood presents a real tradeoff you should consider carefully.
How much should I budget for rent?+
New leases are averaging about $2,645 per month as of May 2026, which is below the LA average. Rents have declined about 4.5 percent year-over-year, so it is relatively stable and affordable compared to many LA neighborhoods.
Is Mission Hills walkable?+
Mission Hills ranks #168 of 346 LA neighborhoods for walkability. In practice, walkable for some errands, car useful for others.
What is the average rent in Mission Hills?+
A new lease in Mission Hills typically asks around $2,645 per month (Zillow Observed Rent Index, all unit sizes blended). Current residents pay a median of about $1,739 (Census ACS), which includes long-term and rent-stabilized tenants, so expect asking prices closer to the first number.
How is the air quality in Mission Hills?+
Mission Hills has high diesel PM exposure, top quartile in California, based on CalEnviroScreen 4.0 diesel particulate data (percentile 75 of 100, lower is cleaner).
Which LA neighborhoods are similar to Mission Hills?+
Based on walkability, rent levels, amenities, and environment, the most similar neighborhoods to Mission Hills are West Whittier-Los Nietos, West Carson, Downey and West Athens.