9025 Mills Ave is a 10-unit Whittier multifamily asset offering a combination of operational stability, in-place income, and modest upside in a supply-constrained East Whittier rental corridor. Held by the same ownership for more than 30 years and coming to market for the first time in a generation, the property reflects long-term stewardship and predictable performance that is increasingly difficult to replicate across Los Angeles County.

The asset benefits from freedom from local rent control, allowing future ownership to implement CPI-based increases under AB 1482. This regulatory flexibility, paired with a straightforward unit mix and consistent tenant demand, positions 9025 Mills Ave as a low-friction, long-term hold in a market where operational certainty carries a premium.

Unit Mix and Current Operations

9025 Mills Ave is comprised of (4) 2-bed units and (6) 1-bed units, a balanced configuration that appeals to a broad tenant base including couples, small families, and working professionals. All units feature dual-pane windows, and select units include private balconies or patios, adding to tenant appeal and retention.

The property has been well maintained through consistent ownership, supporting stable occupancy and reliable collections. Current in-place rents support a 5.90% CAP and 11.17 GRM, with approximately 13% rental upside relative to nearby market comps. With light cosmetic upgrades, projected stabilization indicates a 7.03% CAP and 9.84 GRM, offering a clear path to incremental NOI growth without operational disruption.

Rent Control Exemption and Income Growth Flexibility

A defining advantage of 9025 Mills Ave is its exemption from local rent control. While subject to California’s statewide AB 1482 framework, the property allows for annual CPI-based rent increases, currently totaling up to 8.8% (buyer to verify). This flexibility provides owners with greater visibility into future income growth compared to assets constrained by stricter local ordinances. For Whittier multifamily investors, this regulatory clarity enhances underwriting confidence and supports long-term value preservation in a market where rent control dynamics continue to evolve.

Location and Tenant Demand in East Whittier

9025 Mills Ave is located in East Whittier, just south of Whittier Blvd, within a well-established residential pocket supported by strong employment and retail drivers. Tenants benefit from proximity to The Quad at Whittier, Whittwood Town Center, and Whittier Hospital Medical Center, which employs approximately 3,700 people and sits less than 1 mile from the property.

The surrounding area continues to attract renters seeking affordability relative to coastal Los Angeles, while still offering access to healthcare, retail, and major transportation corridors. This location-driven demand supports consistent occupancy and long-term rental stability.

Operational Simplicity and Long-Term Hold Appeal

The strength of 9025 Mills Ave lies in its simplicity. The manageable 10-unit scale, absence of local rent control, established tenant base, and clear rental upside combine to create an asset that is easy to operate and resilient across market cycles. For investors prioritizing steady cash flow, modest upside, and reduced regulatory exposure, 9025 Mills Ave offers a compelling alternative to higher-friction Los Angeles submarkets.

Conclusion and Next Steps

9025 Mills Ave represents a well-positioned Whittier multifamily opportunity defined by stability, regulatory flexibility, and predictable performance. The combination of a first-time-in-30-years offering, balanced unit mix, rent control exemption, and measurable rental upside makes the property attractive for investors seeking a straightforward long-term hold in East Whittier.

To see how this asset ultimately traded and how full-market exposure helped unlock the right buyer, we invite you to view the 9025 Mills Ave success story here, which details the transaction strategy and outcome.

The Kenny Stevens Team has extensive experience representing multifamily properties throughout Whittier and greater Los Angeles County and can help evaluate how 9025 Mills Ave fits within a broader multifamily investment strategy.