9025 Mills Ave checks the right boxes. No local rent control, steady income, and headache-free operations in a reliable pocket of LA County. Offered to the market for the first time in over 30 years, 9025 Mills Avenue is a well-maintained 10-unit complex in East Whittier, that offers both stable income and a convenient location. Built in 1960, the property includes (4) 2-bdrm. units and (6) 1-bdrm. units, that have been consistently maintained by long-term ownership. All units feature dual-pane windows, and select units have balconies or patios. Offered at a 5.30% CAP and 12.19 GRM on current rents, the property offers solid in-place income, with projected stabilization at 6.34% CAP and 10.73 GRM after interior updates. Market rents in the area support approx. 13% rental upside. 9025 Mills is not subject to local rent control, allowing for full CPI-based increases under statewide AB 1482 guidelines (currently 8.8% - buyer to verify). Located just south of Whittier Blvd, 9025 Mills is walkable to a mix of cafes, grocers, and daily retail. It’s also just over a mile from both The Quad at Whittier and Whittwood Town Center, two of the city’s largest shopping hubs. In addition, the property is located 0.5 miles from Whittier Hospital Medical Center (employs approx. 3,700 people). For someone looking to hold long-term and avoid unnecessary headaches, 9025 Mills Ave checks the right boxes. Steady income and headache-free operations in a reliable pocket of LA County.
For sale
Listing Provided by:
DANIEL REILLY DRE #01981055 951-906-3859,
CLEAR PATH REALTY,
Max Berger DRE #02054048 818-321-4972,
Compass
Price cut: $150K (8/7)
$2,750,000
9025 Mills Ave, Whittier, CA 90603
14beds
10baths
7,237sqft
Est.:
Mixed Use
Built in 1960
-- sqft lot
$2,660,500 Zestimate®
$380/sqft
$-- HOA
What's special
- 154 days
- on Zillow |
- 398 |
- 19 |
Zillow last checked: 7 hours ago
Listing updated: August 07, 2025 at 10:38am
Listing Provided by:
DANIEL REILLY DRE #01981055 951-906-3859,
CLEAR PATH REALTY,
Max Berger DRE #02054048 818-321-4972,
Compass
Source: CRMLS,MLS#: IV25065319
Originating MLS: California Regional MLS

Travel times
Tour with a buyer's agent
Tour with a buyer's agent
Facts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 14
- Bathrooms: 10
Cooling
- Wall/Window Unit(s)
Appliances
- Laundry: Laundry Room
Features
- Has fireplace: No
- Fireplace features: None
- Common walls with other units/homes: 2+ Common Walls
Interior area
- Total structure area: 7,237
- Total interior livable area: 7,237 sqft
Property
Parking
- Total spaces: 10
- Parking features: Carport
- Carport spaces: 10
Features
- Levels: Two
- Stories: 2
- Entry location: front
- Pool features: None
Lot
- Size: 0.26 Acres
- Features: Landscaped
Details
- Parcel number: 8150004004
- Zoning: WHT*
- Special conditions: Trust
Construction
Type & style
- Home type: MultiFamily
- Property subtype: Mixed Use
- Attached to another structure: Yes
Condition
- New construction: No
- Year built: 1960
Utilities & green energy
- Sewer: Public Sewer
- Water: Public
Community & HOA
Community
- Features: Curbs, Gutter(s)
Location
- Region: Whittier
Financial & listing details
- Price per square foot: $380/sqft
- Date on market: 3/25/2025
- Listing terms: Submit
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