Real Estate Investing in Farmington, California (95230)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95230 (Farmington, 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: 20.2% of homes vacant — above national norms.
- Declining values: -0.5% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 26.7 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Farmington, CA (95230)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95230 Farmington
The 95230 ZIP in Farmington, CA is a local-operator market. Outside capital chasing a $700K entry has to pair deep knowledge with the discount.
On balance, the numbers look inviting — $700K purchase price, 0.0% nominal cap — the work to hit that pro forma in 95230 is substantial and deserves full respect.
Within CA, ZIP 95230 trails on several market indicators that neighboring Stanislaus County submarkets outperform. The gap is real and durable enough to shape underwriting.
Demographically, 95230 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 95230 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 Farmington:
Market Trends
Home Value History (with trend line)
📊 How Does 95230 Compare?
| Metric | 95230 | Farmington | Modesto, CA | California |
|---|---|---|---|---|
| Home Value | $700,298 | $700,298 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $2,187 | $2,187 | N/A | - |
| Cap Rate | 2.4% | 2.4% | - | - |
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 95230 (Farmington, CA). Anonymous, moderated, never written by AI.
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Property managers serving Stanislaus County
Manage rentals here? List your business →summary from their website summary from their website
Liberty Property Management offers services for Homeowners Associations, residential and commercial property management, and rental assistance in Stanislaus County and surrounding cities. summary from their website
Valley Oak Property Management provides property management services in Modesto and Stanislaus County, including Ceres, Escalon, and Manteca. 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 | $700,298 |
| Monthly Rent | $2,187 |
| Price-to-Rent | 26.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.4% |
| 5-Year IRR | 1.9% |
📈 Home Appreciation
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | -0.5% ▼ |
| 10-Year CAGR | +4.9% ▲ |
🏠 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 (2.4%). 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 95230
Population: 495
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 95230
Schools in This ZIP Code
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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.
Frequently Asked Questions
What are vacancy rates like in Farmington, CA?
Farmington, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
What monthly rent should investors expect in Farmington, CA?
Rental rates in Farmington, CA average $2,187/mo. Tenant demand and $700K home values make the yield look reasonable by investor standards.
Is the tenant base reliable in Farmington, CA?
Tenant demand in Farmington, CA is solid. The local workforce $2,187/mo rents across most rental classes.
Is house hacking profitable in Farmington, CA?
House hacking works a challenging in Farmington, CA. Rents of $2,187/mo against $700K acquisition make the strategy solid for owner-occupants.
What is the smart move for investors in Farmington, CA?
In Farmington, CA the significant play is typically careful cash-flow rentals with hands-on management. The combination of $700K prices and $2,187/mo rents suits that approach.
You know 95230 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95230 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 95230 ranks in Modesto, CA
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