Real Estate Investing in Le Grand, California (95333)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95333 (Le Grand, 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.
- Elevated vacancy: 10.4% vacancy may signal weakening demand.
- 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 Le Grand, CA (95333)?
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Market Analysis: 95333 Le Grand
The 95333 ZIP in Le Grand, CA is a local-operator market. Outside capital chasing a $355K entry has to pair deep knowledge with the discount.
On the rental side, the numbers look inviting — $355K purchase price, 0.0% nominal cap — the work to hit that pro forma in 95333 is substantial and deserves full respect.
Looking more closely, 95333 offers a low basis, the region around Le Grand has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 95333 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 95333 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Le Grand:
Property Strategy for 95333
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $297,580 | $1,360 | 3.3% | +4.5% | $148,790 |
| 3BR | $316,686 | $1,880 | 4.3% | +6.2% | $105,562 |
| 4BR | $444,075 | $2,290 | 3.7% | +6.8% | $111,019 |
Market Trends
Home Value History (with trend line)
📊 How Does 95333 Compare?
| Metric | 95333 | Le Grand | Merced, CA | California |
|---|---|---|---|---|
| Home Value | $354,787 | $354,787 | N/A | $761,003 |
| 5-Year CAGR | 3.0% | 3.0% | N/A | 5.7% |
| Avg Rent | $1,224 | $1,224 | 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 95333 (Le Grand, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $354,787 |
| Monthly Rent | $1,224 |
| Price-to-Rent | 24.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | +2.6% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +3.0% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 95333
Population: 3,203
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 95333
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 4,493 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is tenant demand in Le Grand, CA?
Expect a solid tenant pool in Le Grand, CA. The rental market absorbs $1,224/mo rents without meaningful friction.
How does Le Grand, CA stack up for property investment?
The 3.0/5 investability rating in Le Grand, CA reflects its $355K prices and $1,224/mo rents. Investors generally consider it a solid option within CA.
Where do home prices stand in Le Grand, CA?
Expect median prices around $355K in Le Grand, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
Are landlord laws favorable in Le Grand, CA?
For rental operators, Le Grand, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
Does house hacking work in Le Grand, CA?
For house hackers, Le Grand, CA is a challenging. The $1,224/mo rent on a unit helps defray the mortgage on a $355K property.
You know 95333 now. You don’t know where it ranks.
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How 95333 ranks in Merced, CA
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