Most Affordable ZIP Codes in Modesto, CA (2026)
The lowest entry prices that still hold a decent investability rating — cheap is only useful if the market underneath it is sound.
| # | ZIP | City | Home value | Rent | Cap rate | 5-yr growth |
|---|---|---|---|---|---|---|
| 1 | 95319 | Empire, CA | $361,893 | $1,269 | 2.74% | 3.8% |
| 2 | 95351 | Modesto, CA | $380,970 | $1,623 | 3.32% | 3.4% |
| 3 | 95354 | Modesto, CA | $399,949 | $1,853 | 3.61% | 3.0% |
| 4 | 95350 | Modesto, CA | $428,691 | $1,967 | 3.58% | 2.9% |
| 5 | 95328 | Keyes, CA | $432,210 | $1,359 | 2.45% | 3.5% |
| 6 | 95386 | Waterford, CA | $432,551 | $1,557 | 2.81% | 2.9% |
| 7 | 95358 | Modesto, CA | $434,445 | $2,350 | 4.22% | 2.9% |
| 8 | 95360 | Newman, CA | $438,260 | $1,368 | 2.43% | 2.3% |
| 9 | 95380 | Turlock, CA | $449,025 | $1,794 | 3.12% | 2.5% |
| 10 | 95307 | Ceres, CA | $456,594 | $1,960 | 3.35% | 3.3% |
| 11 | 95367 | Riverbank, CA | $487,363 | $2,083 | 3.33% | 2.8% |
| 12 | 95368 | Salida, CA | $490,661 | $2,350 | 3.74% | 2.1% |
| 13 | 95355 | Modesto, CA | $491,729 | $2,131 | 3.38% | 2.5% |
| 14 | 95357 | Modesto, CA | $508,470 | $2,079 | 3.19% | 2.6% |
| 15 | 95363 | Patterson, CA | $508,571 | $2,448 | 3.75% | 2.2% |
| 16 | 95382 | Turlock, CA | $516,376 | $2,449 | 3.70% | 2.6% |
| 17 | 95356 | Modesto, CA | $524,010 | $2,130 | 3.17% | 2.4% |
| 18 | 95326 | Hughson, CA | $555,332 | $1,755 | 2.47% | 3.3% |
| 19 | 95361 | Oakdale, CA | $559,681 | $2,120 | 2.95% | 2.6% |
Ranked from Repit’s own ZIP-level data — Zillow home values and rents, HUD fair-market rents where Zillow has no coverage, and U.S. Census vacancy. Cap rate is gross: annual rent over purchase price, before financing and expenses. Every ZIP above links to its full free page. How we calculate this →
Same metro, different strategy
Cash Flow in Modesto, CA · Appreciation in Modesto, CA
Or see the full Modesto, CA metro profile.