| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Fair |
| Demographics | 48th | Fair |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 455 Rio Lindo Ave, Chico, CA, 95926, US |
| Region / Metro | Chico |
| Year of Construction | 1975 |
| Units | 64 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
455 Rio Lindo Ave Chico Multifamily Opportunity
Neighborhood occupancy trends sit around the low-90s with a majority of housing units renter-occupied, indicating a broad tenant base according to WDSuite’s CRE market data. Positioned in an inner-suburb pocket of Chico, the asset benefits from steady renter demand and daily-needs accessibility that supports leasing durability.
This inner-suburb location shows strong daily-needs access. Grocery availability ranks near the very top (ranked 1st among 74 Chico metro neighborhoods), with restaurants (6th of 74) and cafes (8th of 74) also competitive, placing amenities in the top quartile locally. Nationally, amenity density sits above mid-pack, reinforcing convenient living that supports retention for multifamily operators.
Neighborhood occupancy is near the metro median (ranked 36th of 74) and renter concentration is high (majority renter-occupied; ranked 16th of 74 and high nationally), which together indicate depth in the tenant pool and generally stable absorption for well-managed properties. Neighborhood-level NOI per unit trends are also strong (ranked 2nd of 74; top quartile), a positive signal for income performance when underwriting comparable assets, based on CRE market data from WDSuite.
Within a 3-mile radius, population and household counts have grown over the past five years, and forecasts point to continued household growth with smaller average household sizes. For investors, this implies a larger renter pool and sustained demand for professionally managed units, supporting occupancy stability and leasing velocity over time.
Home values in the neighborhood are relatively modest for California and below national midpoints, which can introduce some competition from ownership options. However, rent-to-income ratios remain moderate, a setup that can aid lease retention and measured pricing power when balanced with product quality and management execution.
Relative to the Chico metro, the neighborhood’s safety profile trends weaker, with crime ranks in the lower tiers (e.g., overall crime ranked 61st of 74). Compared with neighborhoods nationwide, safety percentiles are also on the lower side, indicating conditions that warrant active risk management for multifamily operations.
Recent trends are mixed: estimated property offenses have declined year over year, while estimated violent offenses have increased. Operators should plan for enhanced property security, lighting, and resident engagement to support leasing and retention, and underwrite expenses accordingly. These observations are framed at the neighborhood level and not the property itself.
The asset benefits from strong daily-needs coverage and a renter-heavy housing stock, supporting a broad tenant base and steady leasing. Neighborhood occupancy is around the metro median, while neighborhood NOI per unit ranks near the top of the market, indicating competitive income performance for comparable multifamily assets. According to CRE market data from WDSuite, this pocket of Chico combines amenity access with stable renter demand dynamics.
Within a 3-mile radius, recent population and household growth—along with forecasts pointing to more households and smaller average household sizes—suggest ongoing renter pool expansion. While home values are comparatively accessible (potentially increasing competition from ownership), moderate rent-to-income levels and strong neighborhood amenities can support retention when paired with effective asset management. Operators should also account for local safety considerations and ongoing modernization typical of 1970s-era submarkets.
- Strong daily-needs access (top-tier groceries, restaurants, cafes) supports retention
- Renter-heavy housing stock indicates depth of tenant demand
- Neighborhood NOI per unit ranks near the top of the Chico metro
- 3-mile radius shows growing households and smaller sizes, supporting occupancy stability
- Risks: competitive ownership options and weaker neighborhood safety require disciplined operations