Real Estate Investing in Acampo, California (95220)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95220 (Acampo, 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.
- Flat appreciation: Values have barely moved over 5 years (1.4% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 48.3 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Acampo, CA (95220)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95220 Acampo
This part of San Joaquin County is not an easy win. The 95220 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $802K asset, 95220 is the wrong submarket. If the plan prices in friction, the yield can still work.
On balance, 95220 offers a low basis, the region around Acampo has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 95220 ZIP's population of 7,958 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
The right play in 95220 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Acampo:
Property Strategy for 95220
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $533,144 | $1,540 | 2.1% | +4.6% | $266,572 |
| 3BR | $760,552 | $2,140 | 2.0% | +5.2% | $253,517 |
| 4BR | $953,139 | $2,580 | 1.9% | +5.6% | $238,285 |
Market Trends
Home Value History (with trend line)
📊 How Does 95220 Compare?
| Metric | 95220 | Acampo | Stockton, CA | California |
|---|---|---|---|---|
| Home Value | $802,437 | $802,437 | N/A | $761,003 |
| 5-Year CAGR | 1.4% | 1.4% | N/A | 5.7% |
| Avg Rent | $1,386 | $1,386 | N/A | - |
| Cap Rate | 1.4% | 1.4% | - | - |
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 95220 (Acampo, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95220 (Acampo, CA)?
~25 seconds · no account needed · your report is anonymous
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 | $802,437 |
| Monthly Rent | $1,386 |
| Price-to-Rent | 48.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.1% |
| Cap Rate | 1.4% |
| 5-Year IRR | 2.8% |
📈 Home Appreciation
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +1.4% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 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 (1.4%). 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 95220
Population: 7,958
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 95220
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
What type of investing works in Acampo, CA?
A careful cash-flow rentals with hands-on management strategy Acampo, CA best. The market produces reliable results for that approach at the $802K price point.
Are tenants stable in Acampo, CA?
Acampo, CA draws a predictable base of working renters. Demand at the $1,386/mo rent level is reasonable for standard single-family and small multi rentals.
How much is rent in Acampo, CA?
Rents in Acampo, CA run near $1,386/mo. Compared with median home prices of $802K that produces solid gross yields for typical rentals.
Is Acampo, CA a friendly market for rental owners?
Acampo, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
Does Acampo, CA make sense for an investment property?
With a 2.0/5 investability score, Acampo, CA ranks as a solid market for rental property investors. Median prices of $802K and rents of $1,386/mo drive the underlying numbers.
You know 95220 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95220 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 95220 ranks in Stockton, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 95220 (Acampo)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 95220 (Acampo, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.