Real Estate Investing in Livingston, California (95334)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95334 (Livingston, 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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Livingston, CA (95334)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95334 Livingston
ZIP 95334 inside Merced County looks affordable on the surface — median value of $427K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $1,449/mo on a $427K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 95334 sits below the stated 0.0% once reality is priced in.
In the broader CA picture, 95334 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A sturdy renter share of 46% in 95334 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. substantial returns are possible in 95334, 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 Livingston:
Property Strategy for 95334
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $314,706 | $1,610 | 3.7% | +4.8% | $157,353 |
| 3BR | $382,654 | $2,210 | 4.2% | +6.2% | $127,551 |
| 4BR | $468,429 | $2,680 | 4.1% | +6.5% | $117,107 |
| 5BR | $549,296 | — | — | +6.6% | $109,859 |
Market Trends
Home Value History (with trend line)
📊 How Does 95334 Compare?
| Metric | 95334 | Livingston | Merced, CA | California |
|---|---|---|---|---|
| Home Value | $427,218 | $427,218 | N/A | $761,003 |
| 5-Year CAGR | 2.9% | 2.9% | N/A | 5.7% |
| Avg Rent | $1,449 | $1,449 | 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 95334 (Livingston, CA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $427,218 |
| Monthly Rent | $1,449 |
| Price-to-Rent | 24.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | +0.0% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +2.9% ▲ |
| 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 (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 95334
Population: 17,198
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 95334
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 5,753 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What investment strategy works best in Livingston, CA?
Investors usually favor careful cash-flow rentals with hands-on management in Livingston, CA. With home values at $427K and rents near $1,449/mo, other strategies can work but produce measured rather than outsized returns.
How deep is the rental pool in Livingston, CA?
Livingston, CA draws a predictable base of working renters. Demand at the $1,449/mo rent level is reasonable for standard single-family and small multi rentals.
What is the average monthly rent in Livingston, CA?
Investors in Livingston, CA typically see rents near $1,449/mo per month against $427K home values - a solid setup for rental cash flow.
Is Livingston, CA a good place for real estate investing?
With a 3.0/5 investability score, Livingston, CA ranks as a solid market for rental property investors. Median prices of $427K and rents of $1,449/mo drive the underlying numbers.
How do landlord-tenant laws work in Livingston, CA?
Landlord-friendliness in Livingston, CA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 95334 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95334 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 95334 ranks in Merced, CA
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