| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Best |
| Demographics | 16th | Poor |
| Amenities | 24th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21 Nelson Ave, Oroville, CA, 95965, US |
| Region / Metro | Oroville |
| Year of Construction | 2005 |
| Units | 61 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
21 Nelson Ave, Oroville CA — 61-Unit 2005 Multifamily
Stabilized neighborhood occupancy and a high share of renter-occupied housing point to steady tenant demand, according to WDSuite’s CRE market data, with a newer 2005 vintage offering competitive positioning versus older local stock.
This Inner Suburb neighborhood in the Chico, CA metro shows durable renter demand: neighborhood occupancy is in the top quartile among 74 metro neighborhoods, and renter-occupied units account for a high share of housing. For investors, that combination typically supports leasing stability and a deeper tenant base.
Local amenities are mixed. Grocery and café density rank competitively among 74 metro neighborhoods, aiding day-to-day convenience, while parks, pharmacies, and childcare options are limited within the neighborhood boundary. School ratings trend low at the neighborhood level; investors should underwrite this when targeting family households.
The property’s 2005 construction stands newer than the neighborhood’s older average stock (1960s era), which can reduce near-term capital needs and improve curbside competitiveness, while still warranting targeted system upgrades or unit refreshes for repositioning potential.
Within a 3-mile radius, demographics indicate modest population growth alongside a stronger increase in households, expanding the near-term renter pool. Looking ahead, projections point to further household gains by 2028, which supports occupancy stability and leasing velocity if product is positioned correctly.
Ownership costs run elevated relative to local incomes at the neighborhood level, reinforcing reliance on multifamily rentals. At the same time, rent-to-income metrics suggest affordability pressure for some renter cohorts, making prudent lease management and renewal strategies important for retention.
Safety trends are mixed. Relative to 74 Chico metro neighborhoods, the area ranks in the lower tier, indicating higher crime incidence than many peers. Nationally, the neighborhood sits below the midpoint for safety. Recent trend data show property offenses declining year over year, while violent offenses have risen, underscoring the importance of active security measures and resident engagement.
Investors should frame underwriting with conservative assumptions, compare to submarket and citywide patterns, and monitor local initiatives that may influence future trend direction.
21 Nelson Ave offers 61 units averaging over 1,100 square feet, with a 2005 build that is newer than much of the surrounding 1960s-era stock. Neighborhood occupancy sits in the top quartile of the Chico metro, signaling durable demand, and renter-occupied share is high, supporting depth of the tenant base. Based on CRE market data from WDSuite, elevated ownership costs versus local incomes at the neighborhood level tend to sustain rental reliance, while affordability pressure on some renters argues for attentive lease management.
Amenity access is practical—groceries and cafés rank competitively among metro peers—though limited parks, pharmacies, and lower neighborhood school ratings warrant product positioning and marketing that emphasize value, unit quality, and convenience. Overall, the asset’s newer vintage and large-unit profile position it well for retention, with selective upgrades offering potential to enhance revenue without overreaching price sensitivity.
- Top-quartile neighborhood occupancy among 74 metro neighborhoods supports leasing stability
- High renter-occupied share indicates a deep tenant base for multifamily
- 2005 construction outcompetes older local stock; targeted upgrades can drive value-add
- Practical amenity access (strong grocery/café density) aids daily convenience
- Risk: affordability pressure and mixed safety trends call for disciplined underwriting and retention strategy