| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Best |
| Demographics | 61st | Good |
| Amenities | 24th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2770 Eaton Rd, Chico, CA, 95973, US |
| Region / Metro | Chico |
| Year of Construction | 1991 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2770 Eaton Rd, Chico CA Multifamily Investment
Steady renter demand and competitive neighborhood occupancy underpin income durability, according to WDSuite’s CRE market data. Positioned in an inner-suburban pocket of Chico, the asset benefits from a sizable tenant base and a high-cost ownership market that supports leasing stability.
The immediate neighborhood is an Inner Suburb with a B+ rating and occupancy that is competitive among Chico’s subareas (ranked 27 out of 74 neighborhoods). This supports day-one leasing stability for a 100‑unit community while allowing for measured revenue management rather than aggressive concessions.
Local amenity access is mixed. Restaurants and groceries are competitive among Chico neighborhoods (restaurant density rank 17/74; grocery rank 18/74), while parks, pharmacies, childcare, and cafés are limited within the neighborhood itself. For investors, this points to demand tied more to everyday convenience and commute patterns than to lifestyle clustering.
Renter-occupied housing is meaningfully represented (ranked 20 of 74; high national percentile), indicating depth in the tenant pool and support for stable absorption. With a rent-to-income ratio around 0.16 at the neighborhood level, pricing appears within sustainable ranges, which can aid retention and reduce turnover risk during renewals.
Within a 3‑mile radius, recent trends show population and household growth, alongside a gradual reduction in average household size. Forward-looking estimates anticipate additional household gains, expanding the renter pool and supporting occupancy. Elevated home values relative to national norms suggest a high‑cost ownership market, which tends to reinforce reliance on multifamily rentals and can modestly strengthen pricing power during lease-ups.
School ratings are competitive within the Chico metro (ranked 14 of 74 neighborhoods) while sitting near the national middle, an acceptable baseline for workforce-oriented demand. For multifamily investors, the overall profile indicates stable day-to-day livability with demand drivers anchored by jobs access and neighborhood fundamentals rather than destination amenities.
Safety metrics are mixed in a regional context. The neighborhood’s crime ranking sits near the metro middle (39 out of 74 neighborhoods), and its national standing is below average. However, recent trend data show improvement: estimated violent offenses declined at a pace that ranks in a strong national percentile, and property offenses have eased modestly year over year. For investors, this suggests monitoring is prudent, but the directional trend is favorable compared with the prior year.
Built in 1991, the 100‑unit asset provides clear value‑add and modernization levers while competing against older local stock. Neighborhood occupancy is competitive among Chico subareas, and renter concentration indicates a deep tenant base. Elevated ownership costs in the area support continued reliance on multifamily housing, while a manageable rent-to-income profile favors lease retention. According to CRE market data from WDSuite, household growth within 3 miles is set to expand, which should support absorption and stabilize pricing through cycles.
Taken together, the location offers steady demand drivers rather than lifestyle-led volatility. The principal underwriting considerations are capex planning for a 1991 vintage and the neighborhood’s amenity gaps, balanced by improving safety trends and consistent everyday conveniences.
- Competitive neighborhood occupancy and a sizable renter base support stable leasing
- 1991 vintage offers value‑add and systems modernization opportunities
- High-cost ownership market reinforces multifamily demand and pricing power
- 3‑mile household growth outlook supports absorption and retention
- Risks: amenity limitations and capex needs; safety trends improving but warrant monitoring