| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Poor |
| Demographics | 46th | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 19436 Stillmore St, Canyon Country, CA, 91351, US |
| Region / Metro | Canyon Country |
| Year of Construction | 1977 |
| Units | 28 |
| Transaction Date | 2018-03-06 |
| Transaction Price | $21,715,000 |
| Buyer | HOLLY VALE STILLMORE HOLDINGS LLC |
| Seller | M G ENTERPRISES LLC |
19436 Stillmore St, Canyon Country Multifamily Investment
Stabilized renter demand in an inner-suburban pocket of Los Angeles supports consistent leasing, with neighborhood occupancy in the mid-to-high 90s according to WDSuite’s CRE market data. The 28-unit scale positions this asset to capture steady cash flow with operational efficiencies.
Canyon Country’s Inner Suburb setting offers daily convenience and commuter access that underpin multifamily demand. Amenities are competitive among Los Angeles-Long Beach-Glendale neighborhoods, with restaurants, groceries, and pharmacies scoring in the 90th-plus national percentiles, signaling depth for service-based employment and resident convenience. Average school ratings sit near the national middle, which can help broaden the renter pool beyond purely lifestyle-driven segments.
Neighborhood occupancy is strong (top quartile nationally), and net operating income per unit trends above many U.S. peers, according to WDSuite. The submarket’s median contract rents are elevated for the region, while the rent-to-income ratio remains moderate, a combination that can support pricing power without pushing retention risk too high. Median home values are also high for the area, a high-cost ownership market that tends to sustain reliance on rental housing and support lease stability for well-run assets.
Vintage locally averages around 1980; this property’s 1977 construction is slightly older than the neighborhood norm, suggesting practical capital planning and targeted renovations could unlock value-add upside and maintain competitiveness against newer stock. Within a 3-mile radius, demographic data from WDSuite indicates population and household counts have grown and are projected to continue rising, which expands the tenant base and supports occupancy stability.
Tenure within a 3-mile radius skews owner-occupied with an estimated 29% of housing units renter-occupied, implying a moderate but reliable multifamily demand base. For investors, this typically points to steadier leasing in workforce segments, with less direct competition from dense renter-heavy corridors while still benefiting from the area’s amenity coverage.
Relative to other neighborhoods nationwide, this area sits below the national middle for safety, and it ranks in the lower half among Los Angeles-Long Beach-Glendale neighborhoods. Recent trends in WDSuite’s data show property offense rates declining year over year, while violent offense measures have moved higher; investors should consider standard security, lighting, and community engagement as part of operations.
Framing this at the neighborhood level is important: safety performance can vary across the metro and by corridor, and investors often mitigate location risk through professional management practices and resident screening. Use local comps and current police reports to benchmark against nearby Los Angeles submarkets when evaluating underwriting assumptions.
Nearby corporate anchors provide a diversified employment base that supports renter retention and leasing velocity, notably in pharmaceuticals distribution, medical devices, life sciences, telecommunications, and insurance.
- AmerisourceBergen — pharmaceuticals distribution (5.6 miles)
- Boston Scientific Neuromodulation — medical devices (6.7 miles)
- Thermo Fisher Scientific — life sciences (16.1 miles)
- Charter Communications — telecommunications (16.8 miles)
- Farmers Insurance Exchange — insurance (17.6 miles) — HQ
The investment thesis centers on durable renter demand, operational efficiency at a 28-unit scale, and value-add potential tied to a 1977 vintage. Neighborhood occupancy is solid and rents price above many national peers while remaining supported by incomes, enhancing the prospect for steady cash flows with disciplined expense control. Based on CRE market data from WDSuite, amenity depth is strong and median home values are elevated, which tends to reinforce reliance on multifamily housing and support lease retention.
Within a 3-mile radius, population and households have expanded and are forecast to continue growing, indicating a larger tenant base over the medium term. An owner-leaning tenure mix suggests competitive positioning for well-managed assets, while targeted renovations can help maintain curb appeal and justify rent premiums against older comparables.
- Stabilized demand with neighborhood occupancy in the upper range, supporting cash flow consistency.
- 1977 construction offers clear value-add pathways through modernization and selective capex.
- Strong amenity coverage and high ownership costs in the area support renter reliance and retention.
- 3-mile demographics point to ongoing renter pool expansion, aiding occupancy stability over time.
- Risks: below-median safety metrics and an owner-tilted housing mix may temper leasing velocity; plan for security measures and thoughtful underwriting.