| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Good |
| Demographics | 21st | Poor |
| Amenities | 33rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1900 20th St, Oroville, CA, 95965, US |
| Region / Metro | Oroville |
| Year of Construction | 2002 |
| Units | 36 |
| Transaction Date | 2016-06-01 |
| Transaction Price | $5,950,000 |
| Buyer | --- |
| Seller | --- |
1900 20th St, Oroville CA Multifamily Investment
Neighborhood occupancy has been above the metro median and trending higher in recent years, according to WDSuite’s CRE market data. For investors, that stability at the neighborhood level supports underwriting focused on renter demand and retention rather than lease-up risk.
Located in the Chico, CA metro, the neighborhood surrounding 1900 20th St shows above-median occupancy versus 74 metro neighborhoods and a C-rated overall profile. At the neighborhood level, occupancy is competitive among Chico neighborhoods, which points to steady renter demand and lease renewal potential for multifamily assets nearby.
The local amenity mix is mixed: parks and grocery access rank above the metro median (parks near the top half and groceries similarly competitive), while cafes and restaurants are sparse. For investors, this typically favors workforce housing appeal and value execution tied to on-site conveniences rather than walkable retail. Average school ratings sit below national norms; positioning and marketing should emphasize property-level amenities and commute convenience over school-driven demand.
Tenure patterns indicate a lower renter concentration within the neighborhood (share of housing units that are renter-occupied is below half), which can temper immediate depth of the tenant base locally. However, elevated ownership costs relative to income (higher national percentile for value-to-income) often sustain reliance on multifamily, supporting pricing power for well-managed assets and aiding retention.
Demographics within a 3-mile radius show recent population growth alongside a faster increase in households and smaller average household size over time. That combination generally expands the renter pool and supports occupancy stability. Forward-looking estimates suggest more households even as population growth moderates, implying smaller household sizes and demand for a broader spectrum of unit types rather than a surge in new housing units.
Safety indicators are mixed when compared with both metro and national benchmarks. Neighborhood crime sits around the middle of the pack within the Chico metro (ranked in the mid-range among 74 neighborhoods), while national comparisons show property-related measures trending comparatively better than violent categories.
Recent trends point to declining property offenses year over year, which is a constructive signal for asset protection and resident satisfaction. At the same time, violent offense volatility has increased on a recent-year basis, so prudent operators may want to emphasize lighting, access controls, and resident engagement to manage risk. Overall, this area is neither among the safest nor the most challenged in the metro, and performance will largely depend on property-level security and management.
Built in 2002, the property is newer than much of the surrounding housing stock, offering relative competitiveness versus older assets while leaving room for selective modernization to enhance NOI. Neighborhood occupancy has been above the metro median with positive momentum, supporting underwriting centered on retention and steady leasing. According to CRE market data from WDSuite, the surrounding neighborhood also performs strongly on income per unit metrics relative to national peers, reinforcing the case for durable cash flow when paired with disciplined expense control.
Within a 3-mile radius, households have expanded faster than population, indicating smaller household sizes and a broader renter base over time. Ownership remains comparatively costly relative to income, which tends to sustain multifamily demand and reduce turnover pressure. The amenity landscape is functional—stronger in parks and groceries than in cafes and restaurants—so on-site features and management quality can be meaningful differentiators. Key watch items include modest school ratings, mixed safety signals, and uneven retail density, which argue for conservative reserves and targeted value-add.
- 2002 vintage offers competitive positioning versus older local stock with targeted modernization upside
- Neighborhood occupancy above the metro median supports leasing stability and renewal potential
- Household growth within 3 miles expands the renter pool, aiding demand durability
- Elevated ownership costs relative to income can reinforce reliance on rental housing
- Risks: lower school ratings, mixed safety trends, and limited cafe/restaurant density warrant conservative underwriting