Real Estate Investing in Stockton, California (95202)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95202 (Stockton, 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.
- High vacancy: 22.8% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.4% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 24.1% poverty rate — can affect rent collection.
What’s happening in Stockton, CA (95202)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95202 Stockton
This part of San Joaquin County is not an easy win. The 95202 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 95202 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 95202 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 95202 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 95202 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Stockton:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95202 Compare?
| Metric | 95202 | Stockton | Stockton, CA | California |
|---|---|---|---|---|
| Home Value | $336,848 | $386,443 | N/A | $761,003 |
| 5-Year CAGR | 1.4% | 1.3% | N/A | 5.7% |
| Avg Rent | $1,263 | $1,949 | N/A | - |
| Cap Rate | 2.9% | 3.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95202 (Stockton, CA). Anonymous, moderated, never written by AI.
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Property managers serving San Joaquin County
Manage rentals here? List your business →Ahrens Property Management is a full-service company managing residential rental properties for owners, including tenant screening, placement, repairs, and accounting in Lodi, CA. summary from their website
Serviceprop provides construction, maintenance, and janitorial services to customers in Southern California. 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 | $336,848 |
| Monthly Rent | $1,263 |
| Price-to-Rent | 22.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 4.4% |
📈 Home Appreciation
| 1-Year | +2.0% ▲ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | +1.4% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). 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 95202
Population: 6,426
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 95202
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 1,658 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Should investors worry about vacancy in Stockton, CA?
Vacancy in Stockton, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,263/mo.
How deep is the rental pool in Stockton, CA?
Expect a solid tenant pool in Stockton, CA. The rental market absorbs $1,263/mo rents without meaningful friction.
Where do rents currently stand in Stockton, CA?
Investors in Stockton, CA typically see rents near $1,263/mo per month against $337K home values - a solid setup for rental cash flow.
What real estate strategy is ideal for Stockton, CA?
Stockton, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($337K prices, $1,263/mo rents) make it a reasonable choice.
How does Stockton, CA rate as a rental market?
Stockton, CA rates 2.0/5 for investability. With median values at $337K and rents near $1,263/mo, the market offers reasonable fundamentals for rental investors.
You know 95202 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95202 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 95202 ranks in Stockton, CA
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