Real Estate Investing in Denair, California (95316)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95316 (Denair, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 32.8 — 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 Denair, CA (95316)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95316 Denair
On the rental side, ZIP 95316 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $556K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $556K asset, 95316 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader CA picture, 95316 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 95316 includes headwinds that any investor should price in. Income distribution skews lower than Denair averages, and tenant stability requires active management.
The right play in 95316 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 Denair:
Property Strategy for 95316
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $406,427 | $1,570 | 2.8% | +4.5% | $203,213 |
| 3BR | $484,829 | $2,180 | 3.2% | +5.1% | $161,610 |
| 4BR | $598,925 | $2,520 | 3.0% | +5.5% | $149,731 |
| 5BR | $664,350 | — | — | +5.3% | $132,870 |
Market Trends
Home Value History (with trend line)
📊 How Does 95316 Compare?
| Metric | 95316 | Denair | Modesto, CA | California |
|---|---|---|---|---|
| Home Value | $555,593 | $555,593 | N/A | $761,003 |
| 5-Year CAGR | 2.4% | 2.4% | N/A | 5.7% |
| Avg Rent | $1,413 | $1,413 | N/A | - |
| Cap Rate | 2.0% | 2.0% | - | - |
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 95316 (Denair, 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 | $555,593 |
| Monthly Rent | $1,413 |
| Price-to-Rent | 32.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 4.4% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | +5.7% ▲ |
🏠 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 (2.0%). 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 95316
Population: 7,594
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 95316
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 2,037 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is housing expensive in Denair, CA?
Median home price in Denair, CA is near $556K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
Is Denair, CA good for landlords?
CA law tenant-protective for landlords, and Denair inherits those rules. Investors should still review local ordinances for rental licensing.
How strong is tenant demand in Denair, CA?
Denair, CA offers a measured renter base at the $1,413/mo rent level. Tenant turnover is reasonable for well-managed properties.
What monthly rent should investors expect in Denair, CA?
The typical rental in Denair, CA commands about $1,413/mo monthly. That rent profile predictable cash flow against the $556K purchase basis.
How tight is the rental market in Denair, CA?
Rental vacancy in Denair, CA is elevated. Investors should budget normal turnover but not chronic empty units.
You know 95316 now. You don’t know where it ranks.
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How 95316 ranks in Modesto, CA
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