| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Poor |
| Demographics | 19th | Poor |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5086 Chestnut Rd, Olivehurst, CA, 95961, US |
| Region / Metro | Olivehurst |
| Year of Construction | 1984 |
| Units | 51 |
| Transaction Date | 2010-10-29 |
| Transaction Price | $834,500 |
| Buyer | CHESTNUT VIEW |
| Seller | HOUSING ALTERNATIVES INC |
5086 Chestnut Rd Olivehurst 51-Unit Multifamily Opportunity
Newer-than-area vintage and a solid renter base point to durable demand relative to nearby stock, according to WDSuite’s CRE market data. Focus is on steady occupancy and practical rent positioning rather than outsized growth assumptions.
The property sits in an Inner Suburb pocket of the Yuba City, CA metro that scores A- overall and ranks 12 out of 56 neighborhoods—placing it in the top quartile locally. Amenity access is a relative strength for daily needs, with grocery and pharmacy density in the 94th and 95th national percentiles, and cafes and childcare also testing well above national medians. Park access is limited, which may matter for some family renters, so on-site open space or nearby alternatives can help round out livability.
Neighborhood rents trend below the national midpoint while occupancy in the area is modestly above national norms, supporting lease-up and retention without over-reliance on premium pricing. Median home values are elevated for the broader region but remain far below major California gateways; this ownership cost landscape can sustain renter reliance on multifamily while also introducing some competition from entry-level ownership—an important pricing and concessions consideration for operators.
Renter-occupied units account for roughly half of neighborhood housing (51.0% renter concentration), indicating a deep tenant base for workforce-oriented product. Within a 3-mile radius, population and household counts have been expanding and are projected to continue growing, pointing to a larger tenant pool and support for occupancy stability. Based on multifamily property research from WDSuite, average household sizes are trending higher locally, which can influence demand for 2–3 bedroom layouts and parking configurations.
The average construction year in the neighborhood skews older (1964), while this asset’s 1984 vintage is comparatively newer, offering competitive positioning against aging stock; investors should still plan for targeted system updates and common-area refreshes to maintain leasing velocity and reduce turnover friction.
WDSuite’s neighborhood-level safety metrics for this area are currently limited, so investors typically benchmark conditions against city and county trends and review recent reporting periods before underwriting. As with most suburban assets, prudent measures—lighting, access control, and coordination with local community resources—can help support resident comfort and retention.
Regional employment centers within commuting range support renter demand and retention, led by healthcare logistics, paper and packaging, state health administration, semiconductor offices, and telecom distribution.
- Cardinal Health — healthcare logistics (35.2 miles)
- Xerox State Healthcare — state health administration services (35.3 miles)
- International Paper — paper & packaging (36.9 miles)
- Intel Folsom FM5 — semiconductor offices (37.8 miles)
- DISH Network Distribution Center — telecom distribution (40.4 miles)
This 51-unit asset’s 1984 vintage is newer than the neighborhood’s 1960s-era average, creating relative competitive positioning versus older stock while keeping value-add levers available through unit interiors, building systems, and curb appeal. Neighborhood occupancy trends sit modestly above national norms, and the local renter concentration (51.0% of housing units) points to a dependable tenant base. Within a 3-mile radius, population and household growth—along with rising average household size—suggest a larger renter pool that can support steady absorption and reduce downtime between turns.
Rents in the area benchmark below national medians, aiding lease retention and providing room to monetize renovations without overreaching. Home values in this submarket are materially lower than California’s large metros, which sustains multifamily demand yet introduces some competition from attainable ownership; disciplined pricing and renewal management remain important. According to commercial real estate analysis from WDSuite, these fundamentals align with a durable, operations-focused business plan rather than a pure rent-growth thesis.
- 1984 construction provides an edge over older neighborhood stock with targeted CapEx and interior upgrades to drive rent premiums.
- Renter concentration near 50% supports a stable tenant base and steady leasing across cycles.
- Below-national rent positioning aids renewal retention and controlled value-add execution.
- 3-mile population and household growth expand the renter pool, supporting occupancy stability over the hold.
- Risks: limited park access and attainable ownership options require careful amenity programming and pricing discipline.