Los Angeles neighborhood guide
Pico-Union
Vertical tick marks the LA neighborhood median.
Rent in Pico-Union
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 Pico-Union scores for you
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Pico-Union sits immediately west of Downtown LA, centered around the intersection of Pico Boulevard and Union Avenue. The neighborhood is densely populated with over 40,000 residents and has a distinctly urban character, with a mix of residential and commercial activity. You'll find a strong food and retail scene reflecting the area's cultural diversity, particularly Korean and Central American influences.
The neighborhood ranks 22nd out of 114 LA neighborhoods for walkability, meaning most daily errands can be done on foot. However, air quality is a significant concern: Pico-Union ranks 98th for air quality, with high diesel PM exposure and heavy traffic corridor effects. Tree cover is minimal at 6%, so shade and greenery are limited.
Living here
Day-to-day life here centers on walkable blocks with abundant restaurants, grocery shops, and small businesses. You'll find about 7 restaurants, 1-2 groceries, and 2 parks within a short walk. The Grand/LATTC, Westlake/MacArthur Park, and Pico Metro stations (A, B, D, and E Lines) are all under a kilometer away, making transit accessible if you're near those stops, though transit scores remain below the LA average. Traffic is heavy and congestion is common for drivers.
The tradeoff is environmental: pollution levels and traffic exposure are both in the top quartile of worst-hit LA neighborhoods. If you're sensitive to air quality or need quiet, this neighborhood will challenge you. For those prioritizing walkability and affordability over pristine air and car-free living, the density and diversity make it viable.
Who it's for
Pico-Union works best for renters seeking affordability and an urban, walkable neighborhood who can tolerate high traffic and air pollution. It appeals to those working near Downtown or along the transit corridor, those who prefer walking for errands, and people drawn to the neighborhood's cultural character and food scene. It is not ideal for anyone with respiratory sensitivities, families prioritizing parks and open space, or those who need a quiet, car-free lifestyle.
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: most daily errands can be done on foot.
High intersection density and destination access. The kind of area where a car is optional for daily life.
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
No stations inside Pico-Union, but these are close to its edge.
Who lives in Pico-Union
Population
41,082
Renters
90%
of households rent
Median age
36
Median income
$45k
per household
Census ACS 5-year estimates.
Schools in Pico-Union
19 public schools sit inside this area · 16 with published results. Figures are the share of students who met or exceeded state standards.
| School | Grades | English | Math |
|---|---|---|---|
| Camino Nuevo Elementary #3Charter Elementary | K-8 | 39% | 26% |
| Downtown ValueCharter Elementary | K-8 | 29% | 26% |
| Equitas Academy #3 CharterCharter Elementary | K-4 | 41% | 36% |
| Equitas Academy 5Charter Elementary | K-4 | 36% | 32% |
| Equitas Academy 6Charter Elementary | K-4 | 39% | 40% |
| Equitas Academy CharterCharter Elementary | K-4 | 44% | 42% |
| Leo Politi Elementary Elementary | K-5 | 30% | 22% |
| Los Angeles Elementary Elementary | K-5 | 25% | 19% |
| Magnolia Avenue Elementary Elementary | K-5 | 46% | 37% |
| Mariposa-Nabi Primary Center Elementary | K-2 | — | — |
| Norwood Street Elementary Elementary | K-6 | 29% | 30% |
| Olympic Primary Center Elementary | K | — | — |
| Tenth Street Elementary Elementary | 1-5 | 24% | 27% |
| Berendo Middle Intermediate/Middle/Junior High | 6-8 | 31% | 18% |
| Equitas Academy 4Charter Intermediate/Middle/Junior High | 5-8 | 37% | 22% |
| Monsenor Oscar Romero Charter MiddleCharter Intermediate/Middle/Junior High | 6-8 | 29% | 10% |
| Alliance Dr. Olga Mohan HighCharter High School | 9-12 | 77% | 47% |
| University Preparatory Value HighCharter High School | 9-12 | 59% | 29% |
| Sophia T. Salvin Special Education Center Elementary-High Combination | K-10 | — | — |
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 Pico-Union
Food 4 Less · Hannam Chain Supermarket · Numero Uno Markets
Alibi Coffee · Coffee M.CO
505 La Fogat · Beverly Soon Tofu Restaurant · Burger King · Ching Hai
Estrella Park · Koreatown Pavilion Garden · Normandie Park · Pico Union Vest Pocket Park
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Similar neighborhoods
Next to Pico-Union
What the census says about Pico-Union
Facts about the neighborhood from the American Community Survey. These describe Pico-Union; none of them feed the scores above.
- Typical commute
- 38 min
- one way, residents who work
- Settled households
- 74%
- moved in before 2018
- Housing built
- ~1952
- average year of construction
- Above 1 per room
- 29%
- a measure of housing pressure
- Vacant units
- 8%
- of all housing units
- Broadband
- 81%
- of households subscribe
- Detached houses
- 11%
- the rest are attached or apartments
- Typical size
- 1 bed
- median across all homes here
- Homes here
- 2,804
- total housing units
Averaged across 6 areas of about a kilometre each. ACS 5-year estimates.
Pico-Union in the regional index
How Pico-Union places when every neighborhood in LA and Orange County is scored the same way.
- Where rent goes furthest
Ranks #1 of 263 neighborhoods on this weighting.
- Cheap rent without needing a car
Ranks #1 of 263 neighborhoods on this weighting.
- Plenty nearby, easy to get around
Ranks #7 of 263 neighborhoods on this weighting.
Finding a place in Pico-Union
Found a place you like? Score it against your priorities to see how well any address fits your budget and commute.
Frequently asked questions
How much will rent cost for a new lease?+
A new lease runs about $2,142 per month on average (as of May 2026), about 6% higher than the LA average. Studios run lower around $1,079, while one-bedrooms average $1,248 and two-bedrooms $1,647. Current listings show a median of $1,999, with options starting as low as $700.
How is transit access?+
Pico-Union has excellent rail access for a central LA neighborhood. Grand/LATTC Station (Metro A Line) is half a kilometer away, Westlake/MacArthur Park (B and D Lines) is 0.6 km away, and Pico Station (A and E Lines) is 0.7 km away. However, the neighborhood's overall transit score ranks 21st of 114, indicating that transit alone may not cover all your needs; many residents still rely on cars.
What is the air quality and traffic like?+
Both are serious drawbacks. Air quality ranks 98th of 114 neighborhoods, with high diesel PM exposure typical of central urban corridors. Traffic ranks 86th, meaning heavy congestion is common. If you have asthma, respiratory issues, or are noise-sensitive, this neighborhood will likely feel uncomfortable during peak hours.
Can I do errands on foot?+
Yes. The neighborhood ranks 22nd for walkability with good coverage of restaurants (about 7 within a short walk), grocery stores (1-2), and coffee shops (1). Parks are limited (2 nearby), and tree cover is sparse, so while errands are walkable, outdoor recreation requires travel to other areas.
Is Pico-Union walkable?+
Pico-Union ranks #28 of 346 LA neighborhoods for walkability. In practice, most daily errands can be done on foot.
What is the average rent in Pico-Union?+
A new lease in Pico-Union typically asks around $2,142 per month (Zillow Observed Rent Index, all unit sizes blended). Current residents pay a median of about $1,283 (Census ACS), which includes long-term and rent-stabilized tenants, so expect asking prices closer to the first number. Among 49 current listings on Saktoo, the median asking rent is $1,999.
Does Pico-Union have Metro rail access?+
Not within the neighborhood itself, but Grand / LATTC (Metro A Line, Metro B Line, Metro D Line, Metro E Line) is about 0.5 km from the Pico-Union boundary.
How is the air quality in Pico-Union?+
Pico-Union has high diesel PM exposure, top quartile in California, based on CalEnviroScreen 4.0 diesel particulate data (percentile 80 of 100, lower is cleaner).
Which LA neighborhoods are similar to Pico-Union?+
Based on walkability, rent levels, amenities, and environment, the most similar neighborhoods to Pico-Union are Westlake, Vermont-Slauson, East Los Angeles and Harvard Heights.
How many apartments are available in Pico-Union?+
Saktoo currently tracks 49 active listings in Pico-Union, starting at $700 per month.