The industrial real estate market in Chico, CA is undergoing a shift: climbing vacancy rates are opening the door for investors, developers, and tenants. While some view an 11.9% vacancy rate as a red flag, strategic stakeholders recognize the potential for acquisition and repositioning in a historically supply-constrained market. Our Market Reports reveal significant market shifts that suggest a compelling case for entering or expanding within the Chico industrial space.
Chico Industrial Real Estate Shows Signs of Transition
As of the third quarter of 2025, Chico’s industrial market vacancy rate sits at 11.9%, a significant increase compared to the five-year average of just 4.4%. This dramatic shift stems from over 865,000 square feet of negative net absorption and no new deliveries over the past year. It reflects a temporary imbalance in supply and demand but not a decline in the market’s fundamentals.
Historically, Chico has been a tightly held market with minimal turnover and limited new development. The current environment marks a rare window for businesses looking to expand into North State markets with affordable lease rates and owner-user opportunities.
Market Rents and Inventory Details
Across Chico, industrial asking rents average $9.56 per square foot. Logistics buildings hover around $9.00/SF, while flex and specialized assets average slightly higher at $10.40/SF and $10.00/SF respectively. These rates have declined modestly by 0.6% year over year, creating favorable conditions for tenants seeking value.
The region’s 11 million square feet of industrial inventory is composed of approximately 5.5 million SF of logistics, 4.8 million SF of specialized, and 660,000 SF of flex properties. Notably, there is currently no industrial product under construction in Chico. With no new supply on the horizon, today’s vacancies represent the primary source of industrial space for the near future.
Opportunities in Leasing and Ownership
Leasing activity is picking up selectively. North Chico, in particular, has become attractive due to better transportation access and functional inventory. One example is 5 Freight Lane, a flexible industrial building offering a combination of warehouse and upgraded office space. With two roll-up doors and a fenced yard, it caters well to service-oriented businesses and distributors looking for immediate occupancy in a move-in ready condition.
Another nearby listing, 13 Freight Lane, offers ±2,400 square feet of warehouse space with a fully updated, conditioned office, a fenced ±3,000 SF yard, and recent upgrades including a new roof and roll-up door. Its location near Highway 32 and Eaton Road enhances logistical efficiency for small industrial users or contractors.
For investors and owner-users, the opportunity to acquire well-located properties at favorable pricing is compelling. The listing at 994 E 20th Street exemplifies this: a 21,448-square-foot warehouse with 4,000 square feet of conditioned office space, three roll-up doors, and excellent exposure across from Sierra Nevada Brewery. Zoned ML, it supports diverse industrial and retail uses.
Why High Vacancy Can Mean High Potential
Vacancy rates alone don’t tell the full story. In a constrained development environment like Chico, elevated vacancies are not the result of overbuilding, but rather cyclical demand shifts. Businesses right-sizing or relocating can cause temporary increases in vacancy, but the lack of new inventory ensures that desirable properties remain competitive.
This is especially true for assets offering high utility. Fire sprinklers, fenced yards, and office buildouts help distinguish listings like 994 E 20th Street, 5 Freight Lane, and 13 Freight Lane. These features support immediate use without requiring costly tenant improvements, making them standouts amid the current inventory.
How to Capitalize on Chico Industrial Real Estate Opportunities
If you’re considering entering or expanding within the Chico industrial market, here’s a five-step strategic approach to guide your next move:
- Review the current vacancy data. Understand where and why vacancies are occurring, and how they compare to long-term averages.
- Evaluate utility-focused properties. Look for existing infrastructure like HVAC in offices, roll-up doors, and fenced yards.
- Prioritize visibility and access. Locations near major roads or highways, such as the Esplanade or Highway 32, offer logistical advantages.
- Assess zoning flexibility. ML zoning can accommodate a broad range of industrial, manufacturing, or even retail uses.
- Move on strategic listings quickly. Properties like 5 Freight Lane and 13 Freight Lane (for lease) and 994 E 20th Street (for sale) offer rare features that can reduce downtime and improve ROI.
Chico’s Industrial Sector Is Evolving, Not Declining
The data shows a shifting—not shrinking—market. Despite year-over-year declines in net absorption and minor rental dips, Chico maintains strong fundamentals. Market pricing remains stable, with recent sales averaging $114/SF and cap rates at 7.3%, close to national averages.
Stakeholders who interpret today’s vacancy rates as an invitation, rather than a warning, can secure high-quality space at pricing levels likely to appreciate once absorption stabilizes. With no new construction pipeline in play, existing inventory remains the best path forward.
Capital Rivers Commercial continues to support clients seeking to navigate Chico industrial real estate. From leasing support to property acquisition, our Chico team is ready to help you identify and act on the best opportunities in this evolving market.
Contact us today or browse our available listings in Chico to find your next move.
