Real Estate Investing in Empire, California (95319)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95319 (Empire, 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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Empire, CA (95319)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95319 Empire
From a cash-flow lens, ZIP 95319 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $362K median. It rewards specialists, not generalists.
On balance, the numbers look inviting — $362K purchase price, 0.0% nominal cap — the work to hit that pro forma in 95319 is substantial and deserves full respect.
In the broader CA picture, 95319 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 95319 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 95319 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 Empire:
Property Strategy for 95319
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $315,358 | $1,410 | 3.2% | +6.5% | $157,679 |
| 3BR | $359,839 | $1,980 | 4.0% | +6.3% | $119,946 |
Market Trends
Home Value History (with trend line)
📊 How Does 95319 Compare?
| Metric | 95319 | Empire | Modesto, CA | California |
|---|---|---|---|---|
| Home Value | $361,893 | $361,893 | N/A | $761,003 |
| 5-Year CAGR | 3.8% | 3.8% | N/A | 5.7% |
| Avg Rent | $1,269 | $1,269 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
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 95319 (Empire, 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 | $361,893 |
| Monthly Rent | $1,269 |
| Price-to-Rent | 23.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 6.5% |
📈 Home Appreciation
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +9.0% ▲ |
🏠 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 (2.7%). 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 95319
Population: 1,580
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 95319
Schools in This ZIP Code
Nearby Schools (4 more)
Schools in adjacent ZIP codes that may serve this area
Norman N. Glick Middle
Alice N. Stroud Elementary
Bernard L. Hughes Elementary
Peter Johansen High
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 are vacancy rates like in Empire, CA?
Vacancy risk in Empire, CA is elevated. That supports predictable cash flow for typical rental holds.
Are landlord laws favorable in Empire, CA?
Empire, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
What is the best play in Empire, CA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Empire, CA. The numbers - $362K homes against $1,269/mo rents - support that play.
Is house hacking profitable in Empire, CA?
For house hackers, Empire, CA is a challenging. The $1,269/mo rent on a unit helps defray the mortgage on a $362K property.
What is the average home sale price in Empire, CA?
Empire, CA median home values land near $362K. That is reasonable territory for investors looking at $1,269/mo-per-month rentals.
You know 95319 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95319 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 95319 ranks in Modesto, CA
Every ZIP in this metro, ranked. Free.
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