Real Estate Investing in Tracy, California (95304)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95304 (Tracy, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 28.1 — hard to cash-flow at these prices.
What’s happening in Tracy, CA (95304)?
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Market Analysis: 95304 Tracy
The 95304 ZIP covers a section of Tracy that demands careful diligence. Prices near $910K look accessible, but the work to make a deal cash flow is real.
Rent of $2,698/mo on a $910K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 95304 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Tracy have seen price recovery that 95304 has not matched. San Joaquin County data supports the view that the spread is structural rather than temporary.
The demographic picture in 95304 includes headwinds that any investor should price in. Income distribution skews lower than Tracy averages, and tenant stability requires active management.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Tracy:
Property Strategy for 95304
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $644,650 | $2,600 | 2.9% | +3.9% | $322,325 |
| 3BR | $862,434 | $3,620 | 3.0% | +6.1% | $287,478 |
| 4BR | $972,565 | $4,360 | 3.2% | +7.1% | $243,141 |
| 5BR | $1,035,039 | — | — | +6.8% | $207,008 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95304 Compare?
| Metric | 95304 | Tracy | Stockton, CA | California |
|---|---|---|---|---|
| Home Value | $909,725 | $782,933 | N/A | $761,003 |
| 5-Year CAGR | 3.5% | 1.4% | N/A | 5.7% |
| Avg Rent | $2,698 | $2,839 | N/A | - |
| Cap Rate | 2.3% | 2.9% | - | - |
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 95304 (Tracy, 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 | $909,725 |
| Monthly Rent | $2,698 |
| Price-to-Rent | 28.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.3% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | -0.8% ▼ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (2.3%). 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 95304
Population: 14,818
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 95304
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.
Frequently Asked Questions
What kind of market is Tracy, CA for investors?
Investors tracking Tracy, CA will find a 3.0/5 rating supported by $910K median home values and $2,698/mo rents. That profile suits long-term holders targeting predictable returns.
How strong is the working-renter base in Tracy, CA?
Tenant demand in Tracy, CA is solid. The local workforce $2,698/mo rents across most rental classes.
Where do rents currently stand in Tracy, CA?
Investors in Tracy, CA typically see rents near $2,698/mo per month against $910K home values - a solid setup for rental cash flow.
What investment strategy works best in Tracy, CA?
Most investors in Tracy, CA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What is the rental occupancy rate in Tracy, CA?
Tracy, CA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 95304 now. You don’t know where it ranks.
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How 95304 ranks in Stockton, CA
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