Real Estate Investing in Chico, California (95928)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95928 (Chico, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Elevated vacancy: 11.2% vacancy may signal weakening demand.
- Flat appreciation: Values have barely moved over 5 years (0.7% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 25.7 — hard to cash-flow at these prices.
What’s happening in Chico, CA (95928)?
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Market Analysis: 95928 Chico
Investors eyeing 95928 need to respect the fundamentals at play. Home values of $461K come alongside slower price movement and elevated management overhead.
The investment case in 95928 is solid only for operators who understand what they are buying. A $461K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
On the rental side, 95928 offers a low basis, the region around Chico has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Resident income in 95928 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Chico:
Property Strategy for 95928
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $238,706 | $1,340 | 4.0% | +1.3% | $238,706 |
| 2BR | $314,454 | $1,710 | 3.9% | +1.2% | $157,227 |
| 3BR | $462,473 | $2,380 | 3.7% | +2.8% | $154,158 |
| 4BR | $588,726 | $2,870 | 3.5% | +3.2% | $147,181 |
| 5BR | $671,143 | — | — | +1.7% | $134,229 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95928 Compare?
| Metric | 95928 | Chico | Chico, CA | California |
|---|---|---|---|---|
| Home Value | $461,037 | $199,938 | N/A | $761,003 |
| 5-Year CAGR | 0.7% | 0.8% | N/A | 5.7% |
| Avg Rent | $1,494 | $1,561 | N/A | - |
| Cap Rate | 2.5% | 2.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95928 (Chico, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95928 (Chico, CA)?
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Property managers serving Butte County
Manage rentals here? List your business →Blue Oak Property Management is a full-service residential property management company with deep roots in the Chico community, offering high-end and personalized service. summary from their website
Entwood Property Management is located at 2525 Ceanothus Ave, Chico, CA. summary from their website
IPM Property Management offers multi-family and commercial property management services in Chico and Butte County, CA. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $461,037 |
| Monthly Rent | $1,494 |
| Price-to-Rent | 25.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 3.3% |
📈 Home Appreciation
| 1-Year | +1.8% ▲ |
| 3-Year CAGR | +0.2% ▲ |
| 5-Year CAGR | +0.7% ▲ |
| 10-Year CAGR | +4.2% ▲ |
🏠 Rent Trends
| 1-Year | -15.4% ▼ |
| 3-Year CAGR | -3.7% ▼ |
| 5-Year CAGR | -1.0% ▼ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.5%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 95928
Population: 37,533
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 95928
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 8,574 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is the tenant base reliable in Chico, CA?
Expect a solid tenant pool in Chico, CA. The rental market absorbs $1,494/mo rents without meaningful friction.
How strict are landlord regulations in Chico, CA?
Landlord-friendliness in Chico, CA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Does a duplex house hack pencil in Chico, CA?
House hacking in Chico, CA is a challenging. With home values around $461K and rents at $1,494/mo, owner-occupants can offset a meaningful share of PITI.
How much rent can I charge in Chico, CA?
Rent in Chico, CA is around $1,494/mo. The resulting rent-to-value relationship with $461K pricing is reasonable for most investor models.
Is vacancy a concern in Chico, CA?
Chico, CA carries elevated vacancy risk. Expect consistent absorption at market rents of $1,494/mo.
You know 95928 now. You don’t know where it ranks.
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How 95928 ranks in Chico, CA
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