| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Fair |
| Demographics | 48th | Fair |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13 Cameo Dr, Chico, CA, 95973, US |
| Region / Metro | Chico |
| Year of Construction | 1985 |
| Units | 28 |
| Transaction Date | 2022-07-19 |
| Transaction Price | $4,300,000 |
| Buyer | DANIEL AYYAD TRUST |
| Seller | JOYCE TARTER 2007 TRUST |
13 Cameo Dr, Chico CA — 28-Unit Multifamily Opportunity
Neighborhood occupancy of 91.6% and a renter-occupied share just above half signal a stable tenant base for small to mid-size assets, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb location that ranks 18 out of 74 within the Chico metro—top quartile among metro neighborhoods—indicating balanced fundamentals that support multifamily operations. Neighborhood occupancy is 91.6% (near the metro median), while renter-occupied housing accounts for roughly 51% of units, suggesting sufficient depth for leasing and renewals at this scale. These are neighborhood metrics and not specific to the property.
Daily-life amenities are a relative strength. Grocery access ranks 1 out of 74 in the metro and restaurants rank 6, putting the area among the most convenient pockets locally for essentials and dining. Cafés also place competitively (rank 8). Park access and formal childcare options are more limited within the immediate neighborhood, so on-site features and unit mix can play an outsized role in livability positioning versus nearby alternatives.
Housing and income levels land around the middle of national comparisons, with contract rents and home values sitting near national mid-range percentiles. A rent-to-income ratio of 0.21 at the neighborhood level points to manageable affordability pressure, which can aid lease retention while leaving room for targeted revenue management. In higher-cost ownership cycles this supports renter reliance on multifamily housing, while more accessible ownership periods may create competition—an underwriting consideration for pricing power and renewal strategy.
Within a 3-mile radius, population and households expanded over the last five years, and WDSuite’s data indicate further household growth ahead alongside smaller average household size. For investors, that combination typically broadens the renter pool and can support occupancy stability and steady demand for smaller-format units over time.
Safety indicators are mixed in a way typical for college-oriented and inner-suburban pockets. Compared with the Chico metro, the neighborhood’s overall crime rank is in the better half (rank 61 of 74), while national positioning trends below the median. In practical terms, that means the area compares favorably to many Chico neighborhoods, but does not score among the safer cohorts nationally.
Recent trend signals are also nuanced: WDSuite’s crime data show a year-over-year decline in estimated property offenses, while violent-offense estimates ticked up over the same period. Investors often mitigate this by emphasizing lighting, access control, and resident engagement, and by underwriting to neighborhood—not block-level—comparisons.
Built in 1985, this 28-unit asset is newer than the neighborhood’s average vintage, offering competitive positioning versus older stock while still allowing for targeted updates to systems and finishes as part of a value-add plan. The neighborhood sits in the top quartile among 74 Chico metro neighborhoods, with grocery, dining, and café access that ranks near the top locally—helpful for leasing velocity and day-to-day convenience.
According to CRE market data from WDSuite, neighborhood occupancy trends around the metro median and the renter-occupied share is just over half, indicating a broad tenant base for a property of this size. Within a 3-mile radius, population and household growth—paired with smaller household sizes—points to renter pool expansion that supports steady demand. Revenue strategies should weigh moderate affordability pressure (neighborhood rent-to-income around 0.21) and national safety benchmarking that trails the median, balancing rent growth expectations with retention and operational focus.
- 1985 vintage offers competitive placement versus older neighborhood stock with room for targeted upgrades
- Top-quartile neighborhood rank in the Chico metro with strong grocery and dining access supporting leasing
- Neighborhood occupancy near metro median and renter concentration just over half support demand depth
- 3-mile population and household growth—alongside smaller household size—supports renter pool expansion
- Risks: below-median national safety positioning and limited parks/childcare locally; underwrite to retention and operating controls