Real Estate Investing in Hickman, California (95323)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95323 (Hickman, 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.
- Higher unemployment: 9.4% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 40.5 — 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 Hickman, CA (95323)?
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Market Analysis: 95323 Hickman
The 95323 ZIP in Hickman, CA is a local-operator market. Outside capital chasing a $616K entry has to pair deep knowledge with the discount.
Turning to rents, the numbers look inviting — $616K purchase price, 0.0% nominal cap — the work to hit that pro forma in 95323 is substantial and deserves full respect.
The gap between 95323 and stronger Hickman ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Stepping back, 1,409 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 95323 is an operator game, not a passive one. Meanwhile, entry prices of $616K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Hickman:
Market Trends
Home Value History (with trend line)
📊 How Does 95323 Compare?
| Metric | 95323 | Hickman | Modesto, CA | California |
|---|---|---|---|---|
| Home Value | $616,302 | $616,302 | N/A | $761,003 |
| 5-Year CAGR | 2.5% | 2.5% | N/A | 5.7% |
| Avg Rent | $1,269 | $1,269 | N/A | - |
| Cap Rate | 1.6% | 1.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95323 (Hickman, 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 | $616,302 |
| Monthly Rent | $1,269 |
| Price-to-Rent | 40.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.5% |
| Cap Rate | 1.6% |
| 5-Year IRR | 4.1% |
📈 Home Appreciation
| 1-Year | +4.4% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 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 (1.6%). 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 95323
Population: 1,409
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 95323
Schools in This ZIP Code
About Repit School Scores
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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
What real estate strategy is ideal for Hickman, CA?
For Hickman, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How landlord-friendly is Hickman, CA?
Landlord-friendliness in Hickman, CA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How much should I expect to pay for a home in Hickman, CA?
Expect median prices around $616K in Hickman, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
What does house hacking look like in Hickman, CA?
The a challenging house-hack environment in Hickman, CA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the typical renter like in Hickman, CA?
Hickman, CA offers a steady renter base at the $1,269/mo rent level. Tenant turnover is reasonable for well-managed properties.
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How 95323 ranks in Modesto, CA
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