| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Best |
| Demographics | 41st | Fair |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 390 Rio Lindo Ave, Chico, CA, 95926, US |
| Region / Metro | Chico |
| Year of Construction | 1976 |
| Units | 112 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
390 Rio Lindo Ave Chico Multifamily Investment
Neighborhood occupancy is reported at full levels, supporting durable leasing and retention, according to WDSuite’s CRE market data. Strong renter concentration suggests a deep tenant base for a 100+ unit asset in this inner-suburb location.
This Inner Suburb pocket of Chico scores an A neighborhood rating and sits above the metro median on multiple livability inputs. Dining, grocery, and pharmacy access are notably strong — restaurant density is competitive among Chico neighborhoods (ranked 4th of 74) and performs in the top quartile nationally, while grocery and pharmacy access also rank inside the top 10 of 74. Limited park and childcare options locally temper the convenience story, which investors should factor into resident profile and marketing strategy.
On the housing side, the neighborhood’s renter-occupied share is high (about 73%), indicating a sizable tenant pool and potential demand stability for multifamily. Neighborhood occupancy is at the top of the metro (ranked 1st of 74) and in the top quartile nationally, signaling tight conditions that can aid lease-up and retention. Median contract rents track near the metro middle while the rent-to-income picture (neighborhood-level) points to manageable affordability pressure, which supports collections and renewal strategies.
Within a 3-mile radius, population and household counts have risen over the past five years, with forecasts calling for further growth and a shift toward smaller average household sizes. For investors, that dynamic typically expands the renter pool and supports occupancy stability. Elevated ownership costs in the neighborhood — reflected by a higher value-to-income ratio (88th percentile nationally) — tend to reinforce reliance on rental housing, which can translate into steadier demand and pricing power for well-managed assets.
School ratings in the neighborhood test near the low end of national comparisons, which may moderate appeal for some family renters. Even so, the combination of convenience retail, food access, and a deep renter base positions the area as primarily workforce-oriented, a useful context for commercial real estate analysis focused on leasing velocity and tenant retention.
Safety trends are mixed at the neighborhood level. Relative to national comparisons, the area sits below the middle of the pack (around the 41st percentile nationwide) and below the metro median (ranked 48th of 74). That framing suggests investors should plan for standard security measures and active property management to support resident comfort and asset performance.
Recent momentum is more nuanced: violent incident rates have improved year over year (a positive trend relative to national peers), while property incidents show a recent uptick. Monitoring these contrasting movements and aligning on-site practices accordingly can help sustain leasing and retention without overextending operating budgets.
390 Rio Lindo Ave offers scale at 112 units in a renter-heavy neighborhood where occupancy stands at the top of the metro, underscoring demand depth for multifamily. Housing costs for ownership skew high relative to incomes in this location (strong national percentile for value-to-income), which reinforces reliance on rental options and can support stable tenancy and pricing. According to CRE market data from WDSuite, neighborhood rents sit near the metro middle while occupancy strength materially outperforms, a combination favorable for sustained cash flow if operations are well managed.
Within a 3-mile radius, rising population and household counts — alongside forecasts for continued growth and smaller average household sizes — point to ongoing renter pool expansion. Amenity access is a differentiator (restaurants, grocery, pharmacy), though limited parks and low school ratings should be considered in positioning and resident services. Overall, the submarket context supports steady performance for a professionally managed, needs-based rental community with prudent capital planning.
- Tight neighborhood occupancy (ranked 1st of 74) supports leasing stability and renewal potential.
- High renter concentration signals a deep tenant base for a 100+ unit asset.
- Elevated ownership costs bolster reliance on rentals, aiding pricing power for well-managed units.
- Amenity access (food, grocery, pharmacy) enhances livability and supports resident retention.
- Risks: below-median safety versus metro, limited parks/childcare, and low school ratings in the neighborhood.