| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Poor |
| Demographics | 46th | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 19326 Stillmore St, Canyon Country, CA, 91351, US |
| Region / Metro | Canyon Country |
| Year of Construction | 1977 |
| Units | 37 |
| Transaction Date | 2018-03-06 |
| Transaction Price | $21,715,000 |
| Buyer | HOLLY VALE STILLMORE HOLDINGS LLC |
| Seller | M G ENTERPRISES LLC |
19326 Stillmore St Canyon Country Value-Add Multifamily
Neighborhood occupancy has been resilient and renter demand is supported by a growing local workforce, according to WDSuite’s CRE market data. The asset’s submarket positioning offers stable cash flow drivers with room to enhance operations through targeted upgrades.
Canyon Country functions as an inner-suburb node within the Los Angeles metro, with day-to-day convenience anchored by a strong mix of groceries, pharmacies, and dining. Neighborhood amenity access is competitive among 1,441 Los Angeles neighborhoods, and restaurant and café density tracks in the higher national percentiles—helpful for retention and daily livability from an investor’s perspective.
School options in the area trend modestly above national medians (average ratings sit above the middle of peers), which can support demand for larger floor plans and longer tenancy among family households. Park access is limited within the immediate neighborhood, so on-site common areas and nearby private amenities can play a larger role in leasing appeal.
Neighborhood occupancy has recently held in the mid-90s, a level that supports income stability when underwriting. Within a 3-mile radius, roughly three in ten housing units are renter-occupied, indicating a meaningful, if not dominant, renter concentration that supports a consistent tenant base while still facing some competition from ownership alternatives.
Within a 3-mile radius, population and households expanded over the last five years and are projected to continue growing through 2028, pointing to a larger tenant base over time. Elevated home values by national comparison signal a high-cost ownership market in this part of Los Angeles County, which generally sustains reliance on multifamily rentals and can bolster pricing power and lease retention for well-positioned assets.
Vintage in this neighborhood skews around 1980 on average. A 1977 property can be competitive with selective upgrades to interiors and building systems, providing potential value-add upside and clearer differentiation versus older, unrenovated stock.
Compared with Los Angeles metro peers, the neighborhood ranks 1,189 out of 1,441 on crime, indicating safety levels below the metro average and below national medians. For investors, this suggests extra emphasis on well-lit common areas, access control, and tenant screening to support leasing and retention.
Recent data show property offenses have trended down year over year, while violent-offense measures have been more volatile. Monitoring trend direction and coordinating with local management practices remains prudent when underwriting security-related operating expenses.
Nearby employers span healthcare, life sciences, telecommunications, and insurance, supporting a diverse commuter tenant base and reinforcing weekday leasing stability. This summary highlights AmerisourceBergen, Boston Scientific Neuromodulation, Thermo Fisher Scientific, Charter Communications, and Farmers Insurance Exchange.
- AmerisourceBergen — pharmaceutical distribution offices (5.7 miles)
- Boston Scientific Neuromodulation — medical devices (6.8 miles)
- Thermo Fisher Scientific — life sciences (16.2 miles)
- Charter Communications — telecommunications offices (16.8 miles)
- Farmers Insurance Exchange — insurance services (17.7 miles) — HQ
19326 Stillmore St is a 37-unit, 1977-vintage asset positioned in an inner-suburban pocket of Los Angeles County where neighborhood occupancy has remained firm and daily amenities are abundant. Based on CRE market data from WDSuite, the surrounding neighborhood posts above-median national standings for dining and retail access, with resilient occupancy that supports income stability; elevated ownership costs in the area further reinforce reliance on multifamily housing.
Demographics aggregated within a 3-mile radius point to ongoing population and household growth through 2028, expanding the renter pool and supporting lease-up and renewal prospects. Given its slightly older vintage relative to the neighborhood average, the property offers clear value-add potential through interior upgrades and targeted systems improvements, with underwriting that accounts for security, capex, and competitive positioning against newer nearby stock.
- Resilient neighborhood occupancy and broad amenity access support cash flow stability.
- High-cost ownership market sustains renter demand and pricing power potential.
- 1977 vintage creates value-add upside via targeted renovations and systems upgrades.
- Expanding 3-mile population and households point to a larger tenant base over time.
- Risks: safety metrics below metro averages and limited nearby parks warrant proactive operations and amenity strategy.