| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Best |
| Demographics | 75th | Best |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 101 Ahwahnee Cmns, Chico, CA, 95928, US |
| Region / Metro | Chico |
| Year of Construction | 2004 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
101 Ahwahnee Cmns Chico Multifamily Investment Opportunity
Neighborhood occupancy sits around the metro median with steady renter demand supported by elevated ownership costs, according to WDSuite’s CRE market data. Investors can underwrite for stable leasing while watching affordability and household mix as near-term operating levers.
This Inner Suburb location is competitive among Chico neighborhoods, with the area ranked 7 out of 74 on overall neighborhood quality. For investors, that positioning suggests balanced fundamentals rather than an emerging turnaround story, with consistent renter interest and supportive local services.
Schools score well locally (average rating among the highest of 74 neighborhoods and in a high national percentile), which can reinforce family renter appeal and lengthen average tenancy. Parks access ranks near the top of the metro (3 of 74), while grocery access is above the metro median; restaurants and cafés are thinner nearby, which makes on-site amenities and in-unit livability more important for retention.
The asset’s 2004 vintage is newer than the neighborhood average (1984), positioning it competitively versus older stock. Investors should still anticipate selective modernization and systems updates over the hold period, but near-term capital planning is likely to be more targeted than full-scope repositioning.
Renter-occupied housing accounts for a moderate share of units in the neighborhood (around the high-30s), indicating a meaningful, but not oversupplied, tenant base for multifamily. Within a 3-mile radius, households and population have grown in recent years, and forecasts point to more households alongside smaller average household sizes. That dynamic typically supports a broader tenant pool and occupancy stability, even if population growth moderates.
Elevated home values relative to incomes (high national percentile for value-to-income) characterize this area as a higher-cost ownership market, which tends to reinforce reliance on rental housing and can support pricing power. At the same time, rent-to-income levels are manageable for many households, which helps limit retention risk; lease management should focus on preserving value while avoiding undue affordability pressure. These observations are grounded in commercial real estate analysis using WDSuite’s datasets, rather than consumer sentiment.
Safety trends are mixed in a way investors can underwrite. Within the Chico metro, this neighborhood’s crime rank sits closer to the higher-crime cohort (rank 17 of 74), yet it compares somewhat better than average nationally (around the 61st percentile for safer areas). Recent momentum is favorable: estimated property offenses have declined sharply year over year, indicating improving local conditions, while violent offense rates have edged down modestly.
For operations, prudent on-site security measures and lighting, along with resident engagement, can help sustain the improving trend and support leasing and renewal performance without relying on best-case assumptions.
101 Ahwahnee Cmns offers a 24-unit, early-2000s multifamily profile with larger floor plans (roughly 1,000 sq. ft. average) relative to many older assets in Chico. Based on CRE market data from WDSuite, neighborhood occupancy sits near the metro median, and elevated for-sale housing costs support renter reliance, which can aid lease retention and pricing discipline. Within a 3-mile radius, households are projected to increase even as average household size declines, pointing to a broader renter pool and stable absorption for well-managed product.
Built in 2004, the property should compete well against older stock while benefiting from targeted value-add or modernization to enhance rent positioning. Key underwrite considerations include keeping rent-to-income in a manageable range for renewal health and accounting for a thinner nearby restaurant/café base by emphasizing on-site convenience and livability.
- Newer 2004 vintage versus local average, reducing near-term capex and supporting competitive positioning
- Larger unit layouts offer family-friendly livability that can boost renewals
- Elevated ownership costs reinforce multifamily demand and pricing discipline
- Household growth within 3 miles and smaller household sizes expand the renter pool
- Risk: crime ranks higher than many metro neighborhoods—maintain security and conservative underwriting