Los Angeles neighborhood guide
Mount Washington
Vertical tick marks the LA neighborhood median.
Rent in Mount Washington
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 Mount Washington scores for you
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Mount Washington is a historic neighborhood in the San Rafael Hills of Northeast Los Angeles, founded in 1909. It's home to the Southwest Museum and the Self-Realization Fellowship world headquarters, along with Eldred Street, one of the three steepest streets in the United States. The neighborhood has a quiet, tree-lined character that sets it apart from denser parts of the city.
Day-to-day life here is car-dependent. Most errands require a car or transit, and local amenities are sparse, with only about 2 restaurants and 1 park within a short walk on average. That said, Mount Washington ranks 2nd out of 114 LA neighborhoods for low traffic exposure, and tree canopy covers about 16 percent of the area, giving it moderate shade relative to the broader region.
Living here
Living in Mount Washington means trading walkability for a quieter, more residential setting. You'll need a car to reach grocery stores, gyms, and most services. The trade-off is straightforward: less urban energy, lower traffic stress, and more space. Air quality is below the California median for diesel PM exposure, though traffic on your street is unlikely to be a major concern.
Transit access exists via the Metro A Line, with Southwest Museum Station inside the neighborhood and Heritage Square / Arroyo Station just 0.2 km away. If you work downtown or near a Metro A Line stop, you can make transit work, but for most errands, you'll rely on a car.
Who it's for
Mount Washington suits renters who prioritize quiet and space over convenience and nightlife. It works well for people with cars who can tolerate a 20-30 minute drive to major employment centers or who work locally. If you need to walk to coffee, groceries, or dinner regularly, this neighborhood will frustrate you. Conversely, if you want tree cover, low traffic, and a historic residential feel, it's worth considering.
Environment & livability
Air quality: below the California median for diesel PM exposure.
Air quality here is better than average for the state. Worth noting if you have respiratory sensitivities.
Traffic exposure: low traffic corridor exposure.
Lower traffic proximity means less diesel exhaust, road noise, and pedestrian hazard from passing vehicles.
Tree cover: moderate tree cover for the area.
Some shade and green presence on most blocks, above average for dense urban LA neighborhoods.
Walkability: most errands require a car or transit.
Lower intersection density and fewer destinations within walking distance, typical of suburban LA/OC areas.
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.
Metro rail
1 station inside Mount Washington, 3 more nearby.
Who lives in Mount Washington
Population
8,867
Renters
41%
of households rent
Median age
42
Median income
$118k
per household
Census ACS 5-year estimates.
Schools in Mount Washington
1 public school sit inside this area · 1 with published results. Figures are the share of students who met or exceeded state standards.
| School | Grades | English | Math |
|---|---|---|---|
| Mt. Washington Elementary Elementary | K-6 | 79% | 71% |
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 Mount Washington
Donut Factory · Pizza Hut
Carlin G. Smith Recreation Center · Jessica Triangle · Rio de Los Angeles State Park
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What the census says about Mount Washington
Facts about the neighborhood from the American Community Survey. These describe Mount Washington; none of them feed the scores above.
- Typical commute
- 32 min
- one way, residents who work
- Settled households
- 77%
- moved in before 2018
- Housing built
- ~1951
- average year of construction
- Above 1 per room
- 9%
- a measure of housing pressure
- Vacant units
- 4%
- of all housing units
- Broadband
- 93%
- of households subscribe
- Detached houses
- 68%
- the rest are attached or apartments
- Typical size
- 2 bed
- median across all homes here
- Homes here
- 2,901
- total housing units
Averaged across 5 areas of about a kilometre each. ACS 5-year estimates.
Mount Washington in the regional index
How Mount Washington places when every neighborhood in LA and Orange County is scored the same way.
- Tree cover, clean air, little traffic
Ranks #13 of 263 neighborhoods on this weighting.
- Low rent and clean air together
Ranks #24 of 263 neighborhoods on this weighting.
- Where police report the fewest incidents
Ranks #57 of 254 neighborhoods on this weighting.
Finding a place in Mount Washington
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Frequently asked questions
What's the rent here?+
New leases run about $2,753 per month as of May 2026, which is about 37 percent above the LA median of $2,016. Current residents pay a median of $2,107, but that reflects long-term and rent-stabilized tenants. Budget for the asking rent if you're searching now.
Do I need a car?+
Yes. Mount Washington ranks 107th out of 114 LA neighborhoods for walkability, meaning most errands require a car or transit. The Metro A Line provides a viable alternative if your job or regular destinations align with the line, but for typical neighborhood life, a car is essential.
Is it safe to bike or walk around?+
Mount Washington is car-oriented and hilly, making biking and walking less practical for daily errands. The neighborhood is quiet and low-traffic, but you'll be relying mainly on your car or the A Line to get around.
What can I walk to?+
Within a short walk, you'll typically find about 2 restaurants and 1 park. The Southwest Museum is accessible via the A Line station. Most grocery stores, gyms, and coffee shops will require a car or a transit trip.
Is Mount Washington walkable?+
Mount Washington ranks #288 of 346 LA neighborhoods for walkability. In practice, most errands require a car or transit.
What is the average rent in Mount Washington?+
A new lease in Mount Washington typically asks around $2,753 per month (Zillow Observed Rent Index, all unit sizes blended). Current residents pay a median of about $2,107 (Census ACS), which includes long-term and rent-stabilized tenants, so expect asking prices closer to the first number.
Does Mount Washington have Metro rail access?+
Yes. Mount Washington has 1 Metro rail station within its boundary (Southwest Museum), served by the Metro A Line.
How is the air quality in Mount Washington?+
Mount Washington has below the California median for diesel PM exposure, based on CalEnviroScreen 4.0 diesel particulate data (percentile 47 of 100, lower is cleaner).
Which LA neighborhoods are similar to Mount Washington?+
Based on walkability, rent levels, amenities, and environment, the most similar neighborhoods to Mount Washington are West Silverado Hills, Hollywood Hills, Rancho Mission Viejo Foothills and Sierra Madre.