9025 Mills is a 10-unit Whittier multifamily asset offering investors the kind of stability and operational ease that’s increasingly rare in today’s Los Angeles County market. Hitting the market for the first time in over 30 years, this well-maintained property delivers reliable income, upside potential, and freedom from local rent control—making it an ideal long-term hold in a high-demand rental corridor.

Located in East Whittier just south of Whittier Boulevard, 9025 Mills Ave is comprised of (4) two-bedroom units and (6) one-bedroom units, with a unit mix designed to appeal to a broad tenant base. All units feature dual-pane windows, and select units enjoy private balconies or patios. The property has benefited from consistent upkeep under long-term ownership, and with modest cosmetic upgrades, projected stabilization pushes the pro forma to a 7.03% CAP and 9.84 GRM. Current rents support a 5.90% CAP and 11.17 GRM, with approximately 13% rental upside based on area market comps.

Importantly, the asset is not subject to local rent control, allowing for full CPI-based increases under California’s AB 1482 (currently 8.8%—buyer to verify). That flexibility gives investors a clearer path to future income growth. Tenants benefit from proximity to major employment and shopping hubs, including The Quad at Whittier, Whittwood Town Center, and Whittier Hospital Medical Center—less than a mile away and employing nearly 3,700 people.

For investors seeking a no-nonsense, cash-flowing Whittier multifamily property in a supply-constrained submarket, 9025 Mills checks all the right boxes. With predictable operations, location-driven demand, an a track record of consistent performance, this Los Angeles multifamily asset offers a rare blend of simplicity and long-term security.