| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Fair |
| Demographics | 33rd | Poor |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2750 Gilmore Ln, Oroville, CA, 95966, US |
| Region / Metro | Oroville |
| Year of Construction | 2008 |
| Units | 72 |
| Transaction Date | 2007-04-20 |
| Transaction Price | $1,025,000 |
| Buyer | PACIFIC WEST COMMUNITIES INC |
| Seller | MONSON DIANE |
2750 Gilmore Ln Oroville Multifamily Investment
2008 construction offers a newer option versus much of the local housing stock, supporting competitive positioning and potential durability of renter demand, according to WDSuite s CRE market data. Neighborhood occupancy and rent-to-income dynamics suggest manageable leasing conditions, with near-term focus on steady operations over outsized growth.
Positioned in Oroville within the Chico, CA metro, the property benefits from suburban fundamentals that appeal to workforce renters. The neighborhood s amenity profile is mixed: pharmacies are relatively accessible (nationally strong by the 78th percentile), while cafes and parks are sparse. Within this context, a 2008 vintage stands out versus an older neighborhood average construction year (1948), indicating a competitive edge against aging stock and potentially lower near-term capital exposure, while keeping an eye on systems that approach mid-life.
Neighborhood rankings indicate selective strengths rather than across-the-board advantages. Amenity access ranks 18 out of 74 metro neighborhoods, placing it in the top quartile among Chico neighborhoods, while overall occupancy sits around the metro middle. Average school ratings in the area trend lower, which may temper appeal for some family renters; operators often respond with service, security-conscious design, and unit upgrades to drive retention.
Within a 3-mile radius, demographics show population growth over the past five years alongside a larger household base and a renter-occupied share around two-fifths of housing units. This points to a deeper tenant pool and supports occupancy stability, with forecasted increases in households over the next five years suggesting continued renter pool expansion. Nationally, the neighborhood s home values sit in a higher percentile, signaling a high-cost ownership market for many households; that context can reinforce reliance on multifamily rentals and bolster lease retention where rent-to-income remains manageable.
Rents at the neighborhood level are near national mid-range, and rent growth has been constructive in recent years. For investors, this combination balanced rent positioning, a sizable renter base, and relative ownership costs supports steady absorption with room for targeted value-add strategies that improve unit quality and common-area livability.
Safety indicators are mixed but trending in a favorable direction. Compared with neighborhoods nationwide, overall conditions sit modestly above the national midpoint. Violent incidents have declined meaningfully year over year (a top-quartile improvement nationally), and property offenses have also eased with a nationally above-average rate of reduction, based on CRE market data from WDSuite.
At the same time, property crime levels remain closer to the national lower percentiles for safety, warranting standard diligence around lighting, access control, and site oversight. Within the Chico metro context, this neighborhood is competitive but not a top performer, underscoring the value of practical safety-forward operations rather than relying on location alone.
The 72-unit asset at 2750 Gilmore Ln was built in 2008, giving it a measurable age advantage over nearby housing that skews mid-century. That vintage can reduce near-term capital needs versus older comparables while still leaving room for strategic upgrades as systems mature. According to CRE market data from WDSuite, the neighborhood s rent positioning and occupancy are consistent with steady operations, and a high-cost ownership backdrop in the area supports reliance on multifamily rentals a positive for lease retention where rent-to-income remains manageable.
Demographics aggregated within a 3-mile radius show recent population growth, a notable increase in households, and projections for further household gains, all of which expand the tenant base and support occupancy stability. Amenity access is serviceable with strong pharmacy proximity but thinner cafe and park options; combined with lower local school ratings and mid-range safety, the thesis favors durable workforce demand and targeted value-add that enhances livability and perceived security.
- 2008 vintage vs. older neighborhood stock supports competitive positioning and moderated near-term capex
- High-cost ownership market reinforces renter reliance, aiding retention where rents track incomes
- 3-mile demographics indicate population and household growth, expanding the renter pool
- Value-add potential in unit finishes and site operations to strengthen leasing and resident experience
- Risks: lower school ratings, limited parks/cafes, and property-crime vigilance require proactive management