Real Estate Investing in Hughson, California (95326)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95326 (Hughson, CA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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.
- High price-to-rent: Price-to-rent ratio 26.4 — 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 Hughson, CA (95326)?
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Market Analysis: 95326 Hughson
ZIP 95326 in Hughson, CA carries a sturdy set of headwinds. Home values near $555K and rents of $1,755/mo sit inside a market where underwriting has to be tight.
Rent of $1,755/mo on a $555K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 95326 sits below the stated 0.0% once reality is priced in.
Within CA, ZIP 95326 trails on several market indicators that neighboring Stanislaus County submarkets outperform. The gap is real and notable enough to shape underwriting.
Employment concentration in 95326 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Hughson's stable or hybrid ZIPs before stepping into 95326. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Hughson:
Property Strategy for 95326
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $400,823 | $1,950 | 3.5% | +5.8% | $200,411 |
| 3BR | $515,355 | $2,710 | 3.8% | +6.0% | $171,785 |
| 4BR | $557,997 | $3,130 | 4.0% | +6.0% | $139,499 |
| 5BR | $626,581 | — | — | +6.5% | $125,316 |
Market Trends
Home Value History (with trend line)
📊 How Does 95326 Compare?
| Metric | 95326 | Hughson | Modesto, CA | California |
|---|---|---|---|---|
| Home Value | $555,332 | $555,332 | N/A | $761,003 |
| 5-Year CAGR | 3.3% | 3.3% | N/A | 5.7% |
| Avg Rent | $1,755 | $1,755 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
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 95326 (Hughson, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95326 (Hughson, CA)?
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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 | $555,332 |
| Monthly Rent | $1,755 |
| Price-to-Rent | 26.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +2.5% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +3.3% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 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 (2.5%). 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 95326
Population: 10,662
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 95326
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
How qualified is the tenant pool in Hughson, CA?
Working renters make up the core of the Hughson, CA tenant base. The pool is reasonable for investors targeting long-term holds.
Is Hughson, CA a good market for buy-and-hold investors?
Hughson, CA scores 3.0/5 for investability. Home values sit at $555K and rents near $1,755/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What does house hacking look like in Hughson, CA?
House hacking works a challenging in Hughson, CA. Rents of $1,755/mo against $555K acquisition make the strategy solid for owner-occupants.
Is rental property easy to operate in Hughson, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Hughson generally follows the statewide framework, so landlords face reasonable operating rules.
What is the median home value in Hughson, CA?
Hughson, CA median home values land near $555K. That is reasonable territory for investors looking at $1,755/mo-per-month rentals.
You know 95326 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95326 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 95326 ranks in Modesto, CA
Every ZIP in this metro, ranked. Free.
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