Los Angeles neighborhood guide
Pacoima
Vertical tick marks the LA neighborhood median.
Rent in Pacoima
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 Pacoima scores for you
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Pacoima is one of the oldest neighborhoods in the San Fernando Valley, located in northeast LA. It's a car-dependent area with a mixed urban character, offering a residential feel with scattered local businesses and parks throughout the community.
The neighborhood ranks 53rd out of 114 LA neighborhoods for rent, making it moderately priced compared to the broader market. New leases are running about $2,514 per month on average, though current residents pay closer to $1,826 due to turnover and long-term leases. This is an established, working neighborhood rather than a trendy or rapidly developing one.
Living here
Daily life in Pacoima requires a car for most errands and trips. While some errands are walkable, transit access is minimal (ranked 100th of 114 LA neighborhoods), and public transportation is not a reliable option. The streetscape is predominantly concrete with very limited tree cover (2.2 percent), which affects the feel of walking around.
Air quality and traffic are moderate concerns. The area ranks 86th for air quality among LA neighborhoods and sits above the median for traffic exposure. You'll notice heavier diesel PM exposure compared to leafier neighborhoods. Parks like Pacoima Park and Hubert H. Humphrey Memorial Park provide some green space for residents, though tree coverage overall remains minimal.
Who it's for
Pacoima works best for renters who have reliable transportation and prioritize affordability over walkability or transit convenience. If you work in the San Fernando Valley or have flexible commute needs, the moderate rents and stable neighborhood character make it a practical choice. Families and those accustomed to car-dependent living will find it fits their lifestyle; those expecting urban density or public transit access should look elsewhere.
Environment & livability
Air quality: moderate diesel PM exposure for California.
Above the state median, linked to mild long-term respiratory risk in some studies. Worth considering for sensitive households.
Traffic exposure: above-average traffic corridor exposure.
Higher traffic proximity correlates with elevated noise, diesel emissions, and reduced pedestrian comfort on nearby streets.
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 Pacoima
Population
59,710
Renters
43%
of households rent
Median age
33
Median income
$75k
per household
Census ACS 5-year estimates.
Schools in Pacoima
15 public schools sit inside this area · 14 with published results. Figures are the share of students who met or exceeded state standards.
| School | Grades | English | Math |
|---|---|---|---|
| Fenton Primary CenterCharter Elementary | K-2 | — | — |
| Haddon Avenue Elementary Elementary | K-5 | 30% | 26% |
| Hillery T. Broadous Elementary Elementary | K-5 | 35% | 30% |
| Montague Charter AcademyCharter Elementary | K-5 | 43% | 43% |
| Pacoima Charter ElementaryCharter Elementary | K-6 | 39% | 32% |
| Sara Coughlin Elementary Elementary | K-5 | 40% | 34% |
| Sharp Avenue Elementary Elementary | K-5 | 39% | 22% |
| Telfair Avenue Elementary Elementary | K-5 | 32% | 32% |
| Bert Corona CharterCharter Intermediate/Middle/Junior High | 5-8 | 28% | 10% |
| Glenoaks Academy Intermediate/Middle/Junior High | 6-8 | 30% | 9% |
| PUC Inspire Charter AcademyCharter Intermediate/Middle/Junior High | 6-8 | 33% | 16% |
| Pacoima Middle Intermediate/Middle/Junior High | 6-8 | 38% | 25% |
| Bert Corona Charter HighCharter High School | 9-12 | 32% | 6% |
| San Fernando Senior High High School | 9-12 | 44% | 23% |
| Vaughn Next Century Learning CenterCharter Elementary-High Combination | K-12 | 36% | 22% |
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 Pacoima
BuyOutlet · Food 4 Less · Smart & Final
Inicio Coffee Company
Burger King · Cha Chaa · Coco Hut · Domino's
Hubert H. Humphrey Memorial Park · Kinesthetics · Pacoima Park · Roger W. Jessup Park
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Similar neighborhoods
Next to Pacoima
What the census says about Pacoima
Facts about the neighborhood from the American Community Survey. These describe Pacoima; none of them feed the scores above.
- Typical commute
- 32 min
- one way, residents who work
- Settled households
- 81%
- moved in before 2018
- Housing built
- ~1962
- average year of construction
- Above 1 per room
- 23%
- a measure of housing pressure
- Vacant units
- 5%
- of all housing units
- Broadband
- 90%
- of households subscribe
- Detached houses
- 68%
- the rest are attached or apartments
- Typical size
- 3 bed
- median across all homes here
- Homes here
- 7,869
- total housing units
Averaged across 20 areas of about a kilometre each. ACS 5-year estimates.
Pacoima in the regional index
How Pacoima places when every neighborhood in LA and Orange County is scored the same way.
- The areas with no affordable escape from pollution
Ranks #32 of 262 neighborhoods on this weighting.
- Where home prices go furthest
Ranks #53 of 263 neighborhoods on this weighting.
Finding a place in Pacoima
Found a place you like? Score it against your priorities to see how well any address fits your budget and commute.
Frequently asked questions
Do I need a car in Pacoima?+
Yes, a car is strongly recommended. While some nearby errands may be walkable, the neighborhood ranks 100th out of 114 for transit access, and public transportation is minimal. Most destinations require driving.
What's the rent like in Pacoima?+
New leases average about $2,514 per month. This ranks the neighborhood 53rd for rent among LA neighborhoods, making it moderately priced. Current residents pay around $1,826, but that includes long-term and stabilized tenants; budget from the asking rent if you're searching now.
How walkable is Pacoima?+
The neighborhood is walkable for some errands but requires a car for others. It ranks 74th out of 114 neighborhoods for walkability, slightly below the LA average. Tree cover is very limited at 2.2 percent, which affects the walking experience.
What's the air quality and traffic like?+
Air quality is moderate, with above-average diesel PM exposure compared to other LA neighborhoods. Traffic ranks 58th out of 114, meaning it's above the median for congestion and corridor exposure. Both are tradeoffs to consider if you're sensitive to pollution or commute times.
Is Pacoima walkable?+
Pacoima ranks #152 of 346 LA neighborhoods for walkability. In practice, walkable for some errands, car useful for others.
What is the average rent in Pacoima?+
A new lease in Pacoima typically asks around $2,514 per month (Zillow Observed Rent Index, all unit sizes blended). Current residents pay a median of about $1,826 (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 Pacoima?+
Pacoima has moderate diesel PM exposure for California, based on CalEnviroScreen 4.0 diesel particulate data (percentile 75 of 100, lower is cleaner).
Which LA neighborhoods are similar to Pacoima?+
Based on walkability, rent levels, amenities, and environment, the most similar neighborhoods to Pacoima are Norwalk, Garden Grove Koreatown, Del Aire and Bellflower.