| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Poor |
| Demographics | 46th | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 19400 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 |
19400 Stillmore St Canyon Country Multifamily Investment
Neighborhood occupancy remains firm and renter demand is supported by steady household growth in the area, according to WDSuite’s CRE market data. Elevated ownership costs in this Los Angeles County submarket tend to sustain reliance on rental housing.
Located in Canyon Country’s Inner Suburb fabric, the property benefits from a neighborhood rated B and positioned as competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 539 out of 1,441). For investors, that placement indicates balanced fundamentals without the pricing volatility often seen in fringe locations.
Daily needs are well covered: neighborhood amenity access for groceries, restaurants, pharmacies, and cafes is above national medians, supporting resident convenience and lease retention. Park access is limited locally, so on-site open space and nearby trail or recreation options can be a differentiator for landlords.
Neighborhood occupancy is 96.2%, which supports revenue stability for well-managed assets, based on CRE market data from WDSuite. Average public school ratings sit modestly above national norms, adding to family-oriented demand without relying on premium school-driven pricing.
Within a 3-mile radius, demographics indicate a growing population and household base, pointing to a larger tenant pool over time. Renter-occupied housing represents roughly three-tenths of units locally, which implies a moderate but dependable base of multifamily demand as households that prefer proximity and convenience remain active in the rental market.
Vintage and value-add: Built in 1977, the asset is slightly older than the neighborhood average vintage. Investors should plan for targeted capital improvements and modernization, which can create renovation upside and help the property compete against newer stock while managing long-term systems.
Safety indicators are mixed at the neighborhood level. The area ranks 1,189 out of 1,441 metro neighborhoods on composite crime measures, indicating below-average safety relative to the Los Angeles-Long Beach-Glendale region. Nationally, crime percentiles sit below the median, so investors should underwrite with prudent security measures and tenant screening expectations.
Recent trend signals show property offenses easing year over year, while violent offense changes have been more volatile. For underwriting, this suggests monitoring ongoing trends and emphasizing on-site controls and lighting, without assuming rapid normalization.
The area draws from a diversified employment base that supports renter demand and commuting convenience, including pharmaceutical distribution, medical devices, communications, and major insurance headquarters.
- AmerisourceBergen — pharmaceutical distribution (5.6 miles)
- Boston Scientific Neuromodulation — medical devices (6.8 miles)
- Thermo Fisher Scientific — life sciences equipment (16.1 miles)
- Charter Communications — telecommunications (16.8 miles)
- Farmers Insurance Exchange — insurance (17.6 miles) — HQ
This 37-unit, 1977-vintage asset in Canyon Country offers durable demand drivers supported by neighborhood occupancy of 96.2% and strong daily-needs access. According to CRE market data from WDSuite, the submarket’s elevated ownership costs reinforce reliance on multifamily, while a moderate renter concentration provides a stable base of tenants rather than purely transient demand.
Within a 3-mile radius, population and household growth point to a larger renter pool over the next cycle, supporting occupancy stability and measured rent positioning. Given the property’s older vintage, a focused value-add program—unit upgrades, common-area refresh, and building systems planning—can enhance competitiveness versus newer supply while controlling long-term capex risk.
- Occupancy support from a competitive B-rated neighborhood with strong daily-needs amenity access
- High-cost ownership market in Los Angeles County sustains rental demand and retention
- 3-mile population and household growth expands the tenant base and supports leasing
- 1977 vintage offers targeted value-add potential to drive NOI and reduce long-term obsolescence
- Risk: below-median safety metrics warrant prudent security, lighting, and operational controls