Apartment buildings in 90604, Whittier
By Shaya Lowenstein, Senior Associate at Lyon Stahl Investment Real Estate, CA DRE #01942326. From the 2025 LA County assessor roll, transfers through January 17, 2025.
ZIP code 90604 in Whittier has 288 parcels with two or more units, 3,387 units in all, on the 2025 Los Angeles County assessor roll. Half of them were built in 1963 or earlier, and 248, or 86%, in 1978 or earlier. 75 parcels, 26%, have not been reassessed on a sale since 1995 or earlier, and 27 last changed hands in 2024.
- Parcels with 2 or more units
- 288
- Units in those parcels
- 3,387
- Median year built
- 1963
- Built in 1978 or earlier
- 248
- Median Prop 13 base year
- 2006
- Base year 1995 or earlier
- 75
- Last transfer in 2024
- 27
What the buildings in 90604 Whittier look like.
Most of the apartment stock in 90604 Whittier is small. 176 of the 288 parcels hold two to four units, the duplexes, triplexes and fourplexes that are often bought by owner users and first-time investors.
The average parcel here holds 11.8 units. 18 parcels hold 50 units or more. The largest ones are listed further down this page, each with its own public record.
| Size | Parcels | Share |
|---|---|---|
| Two to four units | 176 | 61% |
| Five to nine units | 46 | 16% |
| 10 to 19 units | 24 | 8% |
| 20 to 49 units | 24 | 8% |
| 50 units or more | 18 | 6% |
How old they are.
Half the apartment parcels in 90604 Whittier were built in 1963 or earlier. 248 of 288, about 86%, went up in 1978 or before.
Across the 255 ZIP codes on this site that share is 89%, so 90604 Whittier has a smaller share of older buildings than the average. Older buildings tend to carry the questions a buyer will ask about, like plumbing, electrical, the roof and whether the building needs a seismic retrofit.
Rent control in 90604 Whittier.
The City of Los Angeles rent ordinance does not cover 90604 Whittier. 248 of the parcels here were built in 1978 or earlier, and age is usually the first thing a local rent rule looks at.
Most of the parcels in this ZIP with a known jurisdiction are in unincorporated Los Angeles County, and the County runs its own rent stabilization ordinance for many older buildings there.
How long owners hold.
The median Prop 13 base year for apartment parcels in 90604 Whittier is 2006. A base year resets when a building sells, so an old one usually means the same owner or the same family has held it a long time.
75 parcels, 26%, still carry a base year of 1995 or earlier. The figure for all 255 ZIP codes here is 28%, so owners in 90604 Whittier have held about as long as the average.
Long-held buildings often pay property tax on a value set decades ago. When they sell, the new owner is taxed on the price, which is part of why rents and expenses on these buildings need a close look before anyone sets a price.
How often buildings sell.
By last recorded transfer, 20 apartment parcels in 90604 Whittier changed hands in 2022, 27 in 2023 and 27 in 2024.
That is 9.4% of the parcels here, against 7.3% across all 255 ZIP codes, so buildings here turned over more often than the average.
A building that sold twice in those years shows up once, in its later year, and a transfer is not always a sale at market. A move into a trust or between family members is recorded too.
| Year | Parcels |
|---|---|
| 2022 | 20 |
| 2023 | 27 |
| 2024 | 27 |
The largest apartment buildings in 90604 Whittier.
- 11555 Santa Gertrudes Ave, Whittier 90604255 units, built 1970
- 14300 Mulberry Dr, Whittier 90604128 units, built 1974
- 15620 Leffingwell Rd, Whittier 9060495 units, built 1974
- 10640 Colima Rd, Whittier 9060494 units, built 1972
- 11410 Santa Gertrudes Ave, No A, Whittier 9060489 units, built 1977
- 11410 Santa Gertrudes Ave, No B, Whittier 9060489 units, built 1977
- 14430 Mulberry Dr, Whittier 9060482 units, built 1972
- 14432 Mulberry Dr, Whittier 9060482 units, built 1972
- 11550 Santa Gertrudes Ave, Whittier 9060477 units, built 1971
- 13679 Telegraph Rd, South Whittier 9060475 units, built 2000
- 14515 Leffingwell Rd, Whittier 9060470 units, built 1965
- 14829 Mulberry Dr, Whittier 9060464 units, built 1986
See every apartment building in 90604 Whittier with units, square footage, year built and assessed value for each one.
Questions owners ask about 90604 Whittier.
How many apartment buildings are in 90604 Whittier?
The 2025 Los Angeles County assessor roll lists 288 parcels with two or more units in ZIP code 90604 in Whittier, with 3,387 units between them. 176 hold two to four units and 112 hold five or more.
How old are the apartment buildings in 90604 Whittier?
The median build year is 1963. 248 of the 288 parcels, about 86%, were built in 1978 or earlier.
Are apartments in 90604 Whittier under rent control?
The City of Los Angeles rent ordinance does not cover 90604 Whittier. 248 of the parcels here were built in 1978 or earlier, and age is usually the first thing a local rent rule looks at. Most of the parcels in this ZIP with a known jurisdiction are in unincorporated Los Angeles County, and the County runs its own rent stabilization ordinance for many older buildings there.
How often do apartment buildings sell in 90604 Whittier?
20 parcels show a last recorded transfer in 2022, 27 in 2023 and 27 in 2024. A building that sold twice counts once, in its later year.
How long do owners hold apartment buildings in 90604 Whittier?
The median Prop 13 base year is 2006, and 75 parcels, 26%, have a base year of 1995 or earlier. That usually means the same owner or family for 30 years or more.
What is my apartment building in 90604 Whittier worth?
It depends on the rents, the expenses, the condition and which rent rules apply, so a number from a website is a guess. Send me the address and I will give you a value based on recent sales nearby and what your building actually earns. There is no charge.
Type your address. You get the county record for it right here, and I will send you a value based on recent sales nearby if you want one.
Thinking about selling? Read how I sell apartment buildings in Los Angeles or ask for a free valuation.
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Where these numbers come from.
- Every count is from the 2025 Los Angeles County assessor roll and counts parcels the assessor lists with two or more units. A parcel can hold more than one building.
- The sale years are the most recent recorded transfer on each parcel, through January 17, 2025. A transfer into a trust or between family members is recorded the same way as a sale.
- The base year is the year Prop 13 last set the parcel's land value, which happens when it changes hands. Values set before 1975 show as 1975.
- Rent control and soft-story figures cover the City of Los Angeles only and come from the city's zoning map and permit data. Rent control is worked out from the build year, not taken from the Housing Department's list.
- The numbers were taken from the roll on October 27, 2026. Download every area as a CSV file.
/// HOW TO CITE THIS
Shaya Lowenstein, "Apartment buildings in 90604, Whittier," Shaya Lowenstein, October 27, 2026, https://www.shayarealestate.com/apartment-buildings/90604. Figures from the 2025 Los Angeles County assessor roll.
Shaya Lowenstein, CA DRE #01942326, Lyon Stahl Investment Real Estate. Public record figures, offered as research and not as an appraisal of any one building.