Pico-Robertson Real Estate Market
Pico-Robertson (ZIP 90035) is a centrally located Westside neighborhood with strong owner-occupant demand, attracting buyers priced out of Beverlywood and Cheviot Hills. The single-family market remains competitive at specific price points, while higher-priced and over-improved homes require precise pricing to transact.
All statistics below are based on Altos Research (12/11/2025) and interpreted alongside MLS closed-sale data for Pico-Robertson 90035.
Pico-Robertson Single-Family Home Prices (90035)
Pricing Metrics - Pico-Robertson, 90035
Median List Price: $2,495,000
Median Price of New Listings: $1,750,000
Price Per Square Foot: approximately $1,000–$1,050
Median Rent (Single-Family): approximately $6,048/month
Market Action Index: 39
Market Type: Slight Seller’s Market
This indicates that demand continues to outpace supply when homes are priced correctly, though buyers remain selective and data-driven.
While the median list price is elevated, it is influenced by a limited number of higher-end listings. Most buyer activity is concentrated below $2.0M, where pricing aligns more closely with recent closed sales.
Pico-Robertson Price Per Square Foot (PPSF) - 90035
Single-family homes in Pico-Robertson generally trade within a $1,000–$1,050 per square foot range, depending on lot size, condition, and renovation level.
Smaller, updated homes often achieve higher PPSF
Larger or over-improved homes trade at lower PPSF and require longer marketing times
This PPSF range reflects where buyers are underwriting, not aspirational pricing.
How Long Homes Take to Sell in Pico-Robertson (90035)
Altos Research – Market Timing
Median Days on Market: 63 days
Average Days on Market: 139 days
Active Inventory: 31 homes
The wide gap between median and average DOM highlights a two-tier market:
Well-priced homes in core value bands sell efficiently
Overpriced or luxury homes remain on market significantly longer
What Price Range Sells the Fastest in Pico-Robertson (90035)?
Based on Altos market segmentation and MLS absorption trends:
Fastest-moving price range: $1.75M–$1.99M
Homes priced above $2.6M frequently exceed 100+ days on market
This most active buyer segment includes:
Move-up buyers transitioning from condos
Buyers priced out of Beverlywood and Cheviot Hills
Families prioritizing central Westside location, walkability, and school access over lot size
Is Pico-Robertson a Seller’s Market for Single-Family Homes?
Yes, Pico-Robertson favors sellers, when homes are priced right. Accurate pricing creates competition; overpricing creates delays.
How to Price a Home in Pico-Robertson (90035)
Home buyers in Pico-Robertson 90035 carefully analyze price per square foot, days on market, and recent closed home sales, often comparing properties with Beverlywood and Cheviot Hills real estate. Homes priced using closed-sale comps and real buyer behavior, rather than aspirational list prices, consistently sell faster and attract stronger offers.
Condos & Townhomes in Pico-Robertson (90035)
Altos Research — Condos/Townhomes (12/11/2025):
Median List Price: $979,000
Price Per Square Foot: $692
Average Days on Market: 173 days
Median Days on Market: 154 days
Inventory: 17 units
Market Action Index: 34 (Slight Seller’s Advantage)
Median Rent: $3,665
Condos are moving significantly slower than single-family homes, with buyers highly sensitive to HOA dues, reserves, and building age. Pricing accuracy is critical market-report-los-angeles-ca-90….
Are condos selling in Pico-Robertson
$700K–$900K units show the strongest liquidity
Units above ~$1.05M often stagnate unless recently renovated or in low-HOA buildings
This mirrors broader Los Angeles condo trends but is amplified by buyer comparisons to nearby Beverlywood condos.
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Price Per Square Foot - Pico-Robertson (90035)
Single-Family Homes: ~$1,009 / sq ft
Condos & Townhomes: ~$692 / sq ft
Both PPSF metrics have plateaued, with Altos indicating pricing stability unless the Market Action Index materially shifts .
Pico-Robertson Multifamily & Multi-Unit Market (90035)
MLS Activity (01/01/2025 → Present):
Active: 16
Pending: 5
Sold: 39
All pricing conclusions below are based exclusively on closed sales. Actives are provided for market context only multi units 90035.
What Are Multifamily Buildings Selling For in Pico-Robertson?
What Is the Lowest Multifamily Sale Price in 90035
$780,000 — 1234 S Crescent Heights Blvd (2 units)
Pico-Robertson Multifamily Prices: What 2–6 Unit Buildings Are Selling For
Most 2–6 unit buildings are closing between:
$1.25M – $2.25M
This range represents the highest transaction velocity in the ZIP code.
Pico-Robertson Multifamily Prices: What 2–6 Unit Buildings Are Selling For
Examples:
$1,250,000 — 8759 Cashio St (2 units)
$1,300,000 — 1457 S Sherbourne Dr (4 units)
$1,410,000 — 6064 Cashio St (2 units)
$1,520,000 — 8831 Saturn St (2 units)
$1,750,000 — 1543 Rexford Dr (4 units)
$1,870,000 — 1098 S Wooster St (6 units)
$1,900,000 — 1035 S Bedford St (4 units)
$2,025,800 — 1141 S Hayworth Ave (2 units)
multi units 90035
Pico-Robertson 8–13 Unit Multifamily Prices and Recent Sales
Closed sales show a range of:
$2.21M – $5.0M
Examples:
$2,212,500 — 1243 S La Cienega Blvd (10 units)
$2,218,052 — 1036 S Bedford St (5 units)
$2,850,000 — 1728 S Robertson Blvd (8 units)
$4,450,000 — 1100 S Corning St (7 units)
$5,000,000 — 847 S Sherbourne Dr (13 units)
Highest Multifamily Sale Prices – Pico-Robertson (90035)
$5,000,000 — 847 S Sherbourne Dr (13 units)
Full closed-sale range (2025 YTD):
$780,000 → $5,000,000
Pico-Robertson Multifamily Prices by Unit Count (90035)
2–4 units: $1.25M – $1.9M (fastest turnover)
5–8 units: $1.9M – $2.3M
10–13 units: $2.2M – $5.0M
GRMs & Cap Rates - Pico-Robertson Multifamily
From closed sales:
Typical GRMs: 11–18
Older / rent-controlled assets: 20–33+
Cap rates: generally 4.5%–6%
Buyers continue to accept yield compression due to central location, rental demand, and long-term upside multi units 90035.
How Much Is a Duplex in Pico-Robertson (90035)?
Based on closed duplex and 2-unit sales only:
$780,000 – $1.52M
Most duplexes cluster between $1.25M – $1.50M, depending on:
Lot size
Unit square footage
Tenant profile
Upside potential
Have questions about the Pico-Robertson market?
Local data can be nuanced. If you want clarity on pricing, timing, or next steps, feel free to reach out.