Los Angeles neighborhood guide
Pico Rivera
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Rent in Pico Rivera
Rent control: Pico Riverahas no local rent-stabilization ordinance we track, so California's statewide cap (AB 1482) is the main protection. It limits annual increases on most buildings at least 15 years old, with exemptions. Verify a building's status before signing.
General information, not legal advice.
How Pico Rivera scores for you
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Pico Rivera is a city of about 62,000 people in southeastern Los Angeles County, situated between Montebello, Downey, Whittier, and Santa Fe Springs. It is a working-class, car-dependent community with modest amenities and a straightforward residential character. The city ranks in the bottom tier regionally for walkability and air quality, but offers stable, quiet neighborhoods with family-oriented services.
Day-to-day life here requires a car. Most errands and activities demand driving; public transit is minimal and not a practical alternative for most trips. Traffic exposure is above average for the region, and air quality is notably poor, with Pico Rivera ranking in the top quartile statewide for diesel particulate matter exposure. These factors matter significantly if you have respiratory concerns or a long commute.
Parks and basic services are accessible within the city. Smith Park, Pío Pico State Historic Park, and several smaller parks provide outdoor space. Grocery stores, restaurants, and coffee shops are scattered throughout, though not concentrated enough to support a walkable lifestyle.
Living here
If you live in Pico Rivera, plan to drive for nearly all errands and activities. The city ranks 268th out of 319 places regionally for walkability, meaning most destinations require a vehicle. Within a short walk, you will find about 3-4 restaurants, 1 grocery store, and 1 coffee shop per small neighborhood area, but these are not dense enough to sustain car-free living. Gas, car maintenance, and parking are routine expenses.
Air quality is the most significant daily tradeoff. Pico Rivera's exposure to diesel particulate matter ranks in the top quartile in California (77.6th percentile), well above the regional average of 51.3th percentile. If you spend time outdoors or have young children or respiratory conditions, this matters. Traffic is above average but not extreme. The city itself is relatively quiet and residential, with a strong Latino community and established family networks, but lacks the walkable urban amenities or transit connections that draw people to denser neighborhoods.
Who it's for
Pico Rivera suits budget-conscious renters who own a car, work locally or can tolerate a drive, and prioritize stable, family-oriented neighborhoods over walkability or transit. It is not a good fit for people who rely on public transportation, value walkable errands, or are sensitive to air quality. If you are relocating for a job in the area and want an affordable, quiet base with access to parks and local schools, Pico Rivera can work; if you want an urban lifestyle or frequent public transit, 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 Pico Rivera
Population
55,468
Renters
32%
of households rent
Median age
39
Median income
$84k
per household
Census ACS 5-year estimates.
Around Pico Rivera
El Super · Food 4 Less · ALDI · El Marlin Seafood Store
Starbucks · Ding Tea · Tierra Mia Coffee
El Rodeo · Sizzler · Domino's · McDonald's
Smith Park · Pío Pico State Historic Park · Guirado Park · Pico Park
LA Fitness
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Frequently asked questions
Do I need a car in Pico Rivera?+
Yes. The city ranks 268th of 319 regionally for walkability, and transit is minimal (rank 85th of 319). A car is essential for work, shopping, and daily activities. Public transit is not a reliable option.
What is the air quality like?+
Pico Rivera has poor air quality, ranking 269th of 318 regionally and in the top quartile statewide for diesel PM exposure (77.6th percentile). If you have respiratory sensitivities or concerns about pollution, this is a significant drawback compared to the regional average.
Are there parks and outdoor spaces?+
Yes. Smith Park, Pío Pico State Historic Park, Guirado Park, and Pico Park offer outdoor recreation. Parks are accessible within the city, though you will typically drive to reach them.
What is the neighborhood character like?+
Pico Rivera is a quiet, residential, working-class community with a strong Latino presence and family-oriented services. It lacks the walkable amenities or nightlife of denser neighborhoods but offers stable, established residential blocks with local schools and parks.
Is Pico Rivera walkable?+
Pico Rivera ranks #257 of 346 LA neighborhoods for walkability. In practice, walkable for some errands, car useful for others.
What is the average rent in Pico Rivera?+
Current residents of Pico Rivera pay a median rent of about $1,840 per month (Census ACS). Asking rents for new leases typically run higher.
How is the air quality in Pico Rivera?+
Pico Rivera has moderate diesel PM exposure for California, based on CalEnviroScreen 4.0 diesel particulate data (percentile 72 of 100, lower is cleaner).
Which LA neighborhoods are similar to Pico Rivera?+
Based on walkability, rent levels, amenities, and environment, the most similar neighborhoods to Pico Rivera are West Athens, West Whittier-Los Nietos, Sylmar and South El Monte.