Real Estate Investing in Chico, California (95973)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95973 (Chico, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Flat appreciation: Values have barely moved over 5 years (0.9% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Chico, CA (95973)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95973 Chico
The 95973 ZIP in Chico, CA is a local-operator market. Outside capital chasing a $502K entry has to pair deep knowledge with the discount.
The investment case in 95973 is healthy only for operators who understand what they are buying. A $502K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 95973 and stronger Chico ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
From an investor standpoint, 37,977 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
tilts toward 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 95973
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $333,015 | $1,810 | 3.9% | +1.5% | $166,508 |
| 3BR | $459,564 | $2,520 | 3.9% | +2.6% | $153,188 |
| 4BR | $637,525 | $3,040 | 3.4% | +3.1% | $159,381 |
| 5BR | $738,384 | — | — | +2.4% | $147,677 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95973 Compare?
| Metric | 95973 | Chico | Chico, CA | California |
|---|---|---|---|---|
| Home Value | $502,433 | $199,938 | N/A | $761,003 |
| 5-Year CAGR | 0.9% | 0.8% | N/A | 5.7% |
| Avg Rent | $1,700 | $1,561 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95973 (Chico, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95973 (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 | $502,433 |
| Monthly Rent | $1,700 |
| Price-to-Rent | 24.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.6% |
| 5-Year IRR | 3.6% |
📈 Home Appreciation
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +0.9% ▲ |
| 10-Year CAGR | +4.6% ▲ |
🏠 Rent Trends
| 1-Year | -2.6% ▼ |
| 3-Year CAGR | 0.0% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 95973
Population: 37,977
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 95973
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 3,398 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What real estate strategy is ideal for Chico, CA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Chico, CA. The numbers - $502K homes against $1,700/mo rents - support that play.
Is Chico, CA good for landlords?
Chico, CA operates under CA law, which is tenant-protective overall for landlords. Expect measured treatment in typical lease and eviction cases.
What are home prices like in Chico, CA?
In Chico, CA the median home value sits at $502K. Against the broader CA market, that reads as reasonable for most investors.
Can owner-occupants cash flow in Chico, CA?
House hacking in Chico, CA is a challenging. With home values around $502K and rents at $1,700/mo, owner-occupants can offset a meaningful share of PITI.
What is the rental occupancy rate in Chico, CA?
Rental vacancy in Chico, CA is elevated. Investors should budget normal turnover but not chronic empty units.
You know 95973 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95973 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 95973 ranks in Chico, CA
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