Real Estate Investing in Gustine, California (95322)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95322 (Gustine, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 13.8% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 8.0% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 27.1 — 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 Gustine, CA (95322)?
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Market Analysis: 95322 Gustine
This part of Merced County is not an easy win. The 95322 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 95322 can be a a solid fit for hunting ground — but the discount at $424K reflects genuine risk that outside investors often underestimate.
In the broader CA picture, 95322 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 95322 includes headwinds that any investor should price in. Income distribution skews lower than Gustine averages, and tenant stability requires active management.
Strategy in 95322 is an operator game, not a passive one. Meanwhile, entry prices of $424K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Gustine:
Property Strategy for 95322
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $313,263 | $1,450 | 3.3% | +4.4% | $156,632 |
| 3BR | $398,818 | $1,990 | 3.6% | +6.1% | $132,939 |
| 4BR | $474,656 | $2,410 | 3.7% | +5.7% | $118,664 |
| 5BR | $623,457 | — | — | +5.6% | $124,691 |
Market Trends
Home Value History (with trend line)
📊 How Does 95322 Compare?
| Metric | 95322 | Gustine | Merced, CA | California |
|---|---|---|---|---|
| Home Value | $424,312 | $424,312 | N/A | $761,003 |
| 5-Year CAGR | 2.8% | 2.8% | N/A | 5.7% |
| Avg Rent | $1,305 | $1,305 | 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 95322 (Gustine, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $424,312 |
| Monthly Rent | $1,305 |
| Price-to-Rent | 27.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 5.2% |
📈 Home Appreciation
| 1-Year | +0.6% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 95322
Population: 9,013
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 95322
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
Should investors worry about vacancy in Gustine, CA?
Occupancy in Gustine, CA runs steady with elevated vacancy. Well-priced units at $1,305/mo lease on reasonable timelines.
How strict are landlord regulations in Gustine, CA?
The landlord environment in Gustine, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
What are home prices like in Gustine, CA?
Gustine, CA home values average about $424K. That price point suits investors targeting rentals with $1,305/mo in monthly income.
What do landlords charge for rent in Gustine, CA?
Rents in Gustine, CA run near $1,305/mo. Compared with median home prices of $424K that produces solid gross yields for typical rentals.
Does house hacking work in Gustine, CA?
Gustine, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $424K price point reasonable to enter.
You know 95322 now. You don’t know where it ranks.
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How 95322 ranks in Merced, CA
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