Real Estate Investing in Keyes, California (95328)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95328 (Keyes, 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.
- Elevated poverty: 31.6% poverty rate — can affect rent collection.
- High price-to-rent: Price-to-rent ratio 26.5 — 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 Keyes, CA (95328)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95328 Keyes
The 95328 ZIP in Keyes, CA is a local-operator market. Outside capital chasing a $432K entry has to pair deep knowledge with the discount.
The investment case in 95328 is robust only for operators who understand what they are buying. A $432K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Meanwhile, 95328 offers a low basis, the region around Keyes has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 95328 includes headwinds that any investor should price in. Income distribution skews lower than Keyes averages, and tenant stability requires active management.
Distressed ZIPs reward experience. significant returns are possible in 95328, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Keyes:
Property Strategy for 95328
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $302,506 | $1,510 | 3.6% | +7.0% | $151,253 |
| 3BR | $392,894 | $2,100 | 3.8% | +6.6% | $130,965 |
| 4BR | $526,220 | $2,420 | 3.3% | +6.8% | $131,555 |
| 5BR | $555,459 | — | — | +5.6% | $111,092 |
Market Trends
Home Value History (with trend line)
📊 How Does 95328 Compare?
| Metric | 95328 | Keyes | Modesto, CA | California |
|---|---|---|---|---|
| Home Value | $432,210 | $432,210 | N/A | $761,003 |
| 5-Year CAGR | 3.5% | 3.5% | N/A | 5.7% |
| Avg Rent | $1,359 | $1,359 | 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 95328 (Keyes, 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 | $432,210 |
| Monthly Rent | $1,359 |
| Price-to-Rent | 26.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 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 (2.5%). 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 95328
Population: 3,939
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 95328
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Petersen Alternative Center for Education at John B Allard
Cesar Chavez Junior High
Whitmore Charter School of Art & Technology
Blaker-Kinser Junior High
Carroll Fowler Elementary
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 do experienced investors play Keyes, CA?
For Keyes, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Where do rents currently stand in Keyes, CA?
Expect rents around $1,359/mo per month in Keyes, CA. With home values at $432K, the yield math works out to reasonable levels for rental investors.
How do landlord-tenant laws work in Keyes, CA?
The landlord environment in Keyes, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
How high is vacancy risk in Keyes, CA?
Vacancy in Keyes, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,359/mo.
Can I house hack in Keyes, CA?
The house hack math a challenging in Keyes, CA. Owner-occupant buyers benefit from the $1,359/mo rents and $432K home values.
You know 95328 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95328 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 95328 ranks in Modesto, CA
Every ZIP in this metro, ranked. Free.
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