Apartment buildings in La Mirada
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.
La Mirada has 61 parcels with two or more units, 1,366 units in all, on the 2025 Los Angeles County assessor roll. Half of them were built in 1961 or earlier, and 55, or 90%, in 1978 or earlier. 22 parcels, 36%, have not been reassessed on a sale since 1995 or earlier, and 5 last changed hands in 2024.
- Parcels with 2 or more units
- 61
- Units in those parcels
- 1,366
- Median year built
- 1961
- Built in 1978 or earlier
- 55
- Median Prop 13 base year
- 2002
- Base year 1995 or earlier
- 22
- Last transfer in 2024
- 5
What the buildings in La Mirada look like.
La Mirada leans toward larger buildings. 45 of the 61 parcels hold five units or more, which puts them in commercial lending and commercial pricing rather than the residential market.
The average parcel here holds 22.4 units. 8 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 | 16 | 26% |
| Five to nine units | 18 | 30% |
| 10 to 19 units | 11 | 18% |
| 20 to 49 units | 8 | 13% |
| 50 units or more | 8 | 13% |
How old they are.
Half the apartment parcels in La Mirada were built in 1961 or earlier. 55 of 61, about 90%, went up in 1978 or before.
Across the 255 ZIP codes on this site that share is 89%, so La Mirada has about the same share of older buildings as 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 La Mirada.
The City of Los Angeles rent ordinance does not cover La Mirada. 55 of the parcels here were built in 1978 or earlier, and age is usually the first thing a local rent rule looks at.
Where a city has no rent rule of its own, the state cap in AB 1482 covers most buildings more than 15 years old. Check with La Mirada before you underwrite a rent roll, because local rules change.
How long owners hold.
The median Prop 13 base year for apartment parcels in La Mirada is 2002. 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.
22 parcels, 36%, still carry a base year of 1995 or earlier. The figure for all 255 ZIP codes here is 28%, so owners in La Mirada have held longer than 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, 1 apartment parcels in La Mirada changed hands in 2022, 3 in 2023 and 5 in 2024.
That is 8.2% of the parcels here, against 7.3% across all 255 ZIP codes, so buildings here turned over at about the same rate as 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 | 1 |
| 2023 | 3 |
| 2024 | 5 |
The largest apartment buildings in La Mirada.
- 16124 Rosecrans Ave, La Mirada 90638174 units, built 1965
- 13380 Hillsborough Drive, La Mirada 90638161 units, built 1999
- 16000 Grayville Dr, La Mirada 90638122 units, built 2002
- 15811 Alicante Rd, La Mirada 90638100 units, built 1995
- 14129 Adoree St, La Mirada 9063875 units, built 1989
- 14515 Stage Rd, La Mirada 9063872 units, built 1963
- 15040 Leffingwell Rd, La Mirada 9063863 units, built 1964
- 15900 Alicante Rd, La Mirada 9063850 units, built 1966
- 5001 Beach Blvd, La Mirada 9063844 units, built 1976
- 13904 Ramhurst Dr, La Mirada 9063829 units, built 1958
- 13926 Ramhurst Dr, La Mirada 9063827 units, built 1960
- 14311 Rosecrans Ave, La Mirada 9063825 units, built 1962
See every apartment building in La Mirada with units, square footage, year built and assessed value for each one.
Questions owners ask about La Mirada.
How many apartment buildings are in La Mirada?
The 2025 Los Angeles County assessor roll lists 61 parcels with two or more units in La Mirada, with 1,366 units between them. 16 hold two to four units and 45 hold five or more.
How old are the apartment buildings in La Mirada?
The median build year is 1961. 55 of the 61 parcels, about 90%, were built in 1978 or earlier.
Are apartments in La Mirada under rent control?
The City of Los Angeles rent ordinance does not cover La Mirada. 55 of the parcels here were built in 1978 or earlier, and age is usually the first thing a local rent rule looks at. Where a city has no rent rule of its own, the state cap in AB 1482 covers most buildings more than 15 years old. Check with La Mirada before you underwrite a rent roll, because local rules change.
How often do apartment buildings sell in La Mirada?
1 parcels show a last recorded transfer in 2022, 3 in 2023 and 5 in 2024. A building that sold twice counts once, in its later year.
How long do owners hold apartment buildings in La Mirada?
The median Prop 13 base year is 2002, and 22 parcels, 36%, 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 La Mirada 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.
/// ZIP CODES IN LA MIRADA
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 La Mirada," Shaya Lowenstein, October 27, 2026, https://www.shayarealestate.com/apartment-buildings/la-mirada. 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.