8-Unit Townhome Apartment
For Sale
$2,550,000
533 Orange Street, Chico, CA 95928
Three-story student-oriented housing with attached garages, private bedroom baths, and in-unit laundry.
Property Size14,240 SF
Days on Market9
Property Features for 533 Orange Street
General Information
Standard status
Active
Size
14,240 SF
Total Parking Spaces
26
Property subtype
COMMERCIAL
Units
Unit Mix
8 x 3BR/3BA
Multifamily Units
8
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$34,100
Amenities
in-unit washer/dryer
in-unit A/C
individually controlled thermostats
landscaping service
Building Details
Building Size
14,240 SF
Year Built
2014
Buildings
1
Stories
3
Construction
townhome-style
Listing Agency:
Corcoran Icon Properties
Listed By:
Steve Belluomini · License #01095848
Source:
Homesbyupside
Added: Sep 15
Changed: Sep 23
Last Checked: Sep 18 at 8:26AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Corcoran Icon Properties
Investment Insights
Based on property information with market context.
Built in 2014, this apartment property contains 8 townhome-style units within a single three-story building. Every residence offers a 3-bedroom, 3-bath layout, with a private bathroom serving each bedroom. Attached 2-car garages accompany the units, and the property also provides 10 additional parking spaces.
The property is located at 533 Orange Street in Chico’s South Campus neighborhood, within walking distance of CSU Chico and downtown Chico. Interior features include granite countertops, vinyl plank flooring, full-size in-unit washer and dryer sets, individually controlled bedroom thermostats, and in-unit air conditioning. Ownership includes landscaping service, while tenants have historically paid a monthly utility surcharge covering water, sewer, and trash, along with a share of PG&E. Hill Properties manages the community.
The property is located at 533 Orange Street in Chico’s South Campus neighborhood, within walking distance of CSU Chico and downtown Chico. Interior features include granite countertops, vinyl plank flooring, full-size in-unit washer and dryer sets, individually controlled bedroom thermostats, and in-unit air conditioning. Ownership includes landscaping service, while tenants have historically paid a monthly utility surcharge covering water, sewer, and trash, along with a share of PG&E. Hill Properties manages the community.
Key Highlights
- 8 total units in a single 3‑story, townhome‑style building
- All 8 residences feature a 3 bed/3 bath unit mix
- Attached 2‑car garage for each unit plus 10 additional parking spaces
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$164,380
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.45%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,287,600
$3.3M
Cap Rate 7%
$2,348,286
$2.3M
Cap Rate 9%
$1,826,444
$1.8M
Market Conditions
NOI Build-Up for 14,240 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$311.0K $21.84/SF
− Vacancy
−$12.1K −$0.85/SF
EGI
$298.9K $20.99/SF
− OpEx
−$134.5K −$9.44/SF
NOI
$164.4K $11.54/SF
Area
Chico, CA
Vacancy
3.90%
Lease Rate
$21.84 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,287,600
Cap Rate 7%
$2,348,286
Cap Rate 9%
$1,826,444
Alternative Uses
Best Use
Apartment 5plus
$2.35M
$2.05M – $2.74M
NOI $164,380 @ 7.0% cap · market cap 6.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.88M
$2.52M – $3.35M
NOI $201,261 @ 7.0% cap · market cap 7.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
8
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,747
Businesses Nearby
Explore this area
Business Placement
Demographics for 95928, CA
38,378
Population
17,455
Households
2.2
Avg Household Size
35
Median Age
41%
College-Educated
90%
High-School Grad
145.4 sq mi
ZIP Area
264
Density / Sq Mi
$65,350
Median Household Income
$32,615
Median Earnings
$1,419
Median Rent
$476,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Apartment building - Three-story student-oriented housing with attached garages, private bedroom baths, and in-unit laundry.
Where is this apartment building located?
The property is located at 533 Orange Street Chico, CA.
What is the asking price?
The asking price for this property is $2,550,000.
What are key features of this property?
This property features: 8 total units in a single 3‑story, townhome‑style building; All 8 residences feature a 3 bed/3 bath unit mix; Attached 2‑car garage for each unit plus 10 additional parking spaces
