9025 Mills Ave, Whittier, CA 90603
9025 Mills Ave is a 10-unit apartment property in East Whittier, offered for sale for the first time in over 30 years. The property is not subject to local rent control and operates under California’s statewide AB 1482 framework, allowing CPI-based rent increases. For buyers focused on predictable rent growth without city-level restrictions, this structure is a meaningful differentiator.
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Located just south of Whittier Blvd, 9025 Mills Ave sits within an established residential pocket where turnover is limited and new multifamily supply remains constrained.
Unit Mix That Works in This Part of Whittier
The property consists of (4) 2-bed units and (6) 1-bed units, a mix that continues to perform well in East Whittier. The 2-bed units appeal to couples and small families, while the 1-bed units capture steady demand from working professionals.
All units feature dual-pane windows, and select units include private balconies or patios, features that matter in tenant retention at this rent level. Current in-place rents support a 5.90% CAP rate and an 11.17 GRM. Based on nearby market comps, rents are approx. 13% below market. With light interior upgrades, projected performance reflects a 7.03% CAP rate and a 9.84 GRM.
Rent Growth Without Local Rent Control Constraints
9025 Mills Ave is exempt from local rent control and governed solely by AB 1482. Annual rent increases are tied to CPI, subject to statutory caps (buyer to verify). In practice, this gives ownership a clearer and more flexible path to rent growth than assets subject to layered municipal regulations.
For investors allocating capital outside of core Los Angeles, this rent structure is often a key reason Whittier continues to attract long-term capital.
Central East Whittier Location Supported by Everyday Amenities
9025 Mills Ave is located less than 1 mile from Whittier Hospital Medical Center, one of the area’s largest employers with approx. 3,700 employees. The property also benefits from proximity to Whittwood Town Center, The Quad at Whittier, and the Whittier Blvd retail corridor. This portion of Whittier continues to attract renters priced out of coastal submarkets who still want access to healthcare, retail, and employment without long commutes.
Conclusion: Clean East Whittier Hold With Rent Growth Flexibility
9025 Mills Ave offers a 10-unit apartment asset in East Whittier with no local rent control, in-place cash flow, and a clear path to rent growth under AB 1482. Combined with a unit mix that works, proximity to major employment, and limited new supply in the immediate area, 9025 Mills Ave presents a compelling option for buyers focused on durable income and long-term hold strategy.
Marketing Package:
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Sold Price
$2,750,000
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