Real Estate Investing in Crows Landing, California (95313)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95313 (Crows Landing, 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: 15.6% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.8% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 9.0% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Crows Landing, CA (95313)?
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Market Analysis: 95313 Crows Landing
Not every below-median market is a bargain. Crows Landing's 95313 ZIP reflects signals that favor experienced operators who can absorb the risk $739K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $739K asset, 95313 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 95313 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 95313 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 95313 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Crows Landing:
Property Strategy for 95313
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $571,895 | $1,410 | 1.8% | +5.0% | $285,947 |
| 3BR | $813,636 | $1,980 | 1.8% | +5.3% | $271,212 |
Market Trends
Home Value History (with trend line)
📊 How Does 95313 Compare?
| Metric | 95313 | Crows Landing | Modesto, CA | California |
|---|---|---|---|---|
| Home Value | $738,916 | $738,916 | N/A | $761,003 |
| 5-Year CAGR | 0.8% | 0.8% | N/A | 5.7% |
| Avg Rent | $1,269 | $1,269 | N/A | - |
| Cap Rate | 1.3% | 1.3% | - | - |
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 95313 (Crows Landing, 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 | $738,916 |
| Monthly Rent | $1,269 |
| Price-to-Rent | 48.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.1% |
| Cap Rate | 1.3% |
| 5-Year IRR | 2.1% |
📈 Home Appreciation
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +0.8% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (1.3%). 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 95313
Population: 1,114
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 95313
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 10,818 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average home sale price in Crows Landing, CA?
In Crows Landing, CA the median home value sits at $739K. Against the broader CA market, that reads as reasonable for most investors.
Is rental property easy to operate in Crows Landing, CA?
Rental owners in Crows Landing, CA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
How strong is the working-renter base in Crows Landing, CA?
Expect a solid tenant pool in Crows Landing, CA. The rental market absorbs $1,269/mo rents without meaningful friction.
What do rentals go for in Crows Landing, CA?
Investors in Crows Landing, CA typically see rents near $1,269/mo per month against $739K home values - a solid setup for rental cash flow.
Can owner-occupants cash flow in Crows Landing, CA?
House hacking in Crows Landing, CA is reasonable to execute. Prices around $739K and rents of $1,269/mo solid owner-occupant economics.
You know 95313 now. You don’t know where it ranks.
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How 95313 ranks in Modesto, CA
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