Real Estate Investing in Manteca, California (95336)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95336 (Manteca, 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.
- Flat appreciation: Values have barely moved over 5 years (0.7% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Manteca, CA (95336)?
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Market Analysis: 95336 Manteca
ZIP 95336 inside San Joaquin County looks affordable on the surface — median value of $524K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 95336 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Turning to rents, 95336 offers a low basis, the region around Manteca has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 95336 ZIP's population of 49,357 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Manteca:
Property Strategy for 95336
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $524,657 | $1,920 | 2.6% | +3.4% | $262,328 |
| 3BR | $497,655 | $2,670 | 3.9% | +4.5% | $165,885 |
| 4BR | $579,434 | $3,220 | 4.0% | +5.0% | $144,858 |
| 5BR | $695,853 | — | — | +5.2% | $139,171 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95336 Compare?
| Metric | 95336 | Manteca | Stockton, CA | California |
|---|---|---|---|---|
| Home Value | $523,825 | $581,083 | N/A | $761,003 |
| 5-Year CAGR | 0.7% | 0.9% | N/A | 5.7% |
| Avg Rent | $2,419 | $2,567 | N/A | - |
| Cap Rate | 3.6% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95336 (Manteca, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95336 (Manteca, CA)?
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Property managers serving San Joaquin County
Manage rentals here? List your business →Ahrens Property Management is a full-service company managing residential rental properties for owners, including tenant screening, placement, repairs, and accounting in Lodi, CA. summary from their website
Serviceprop provides construction, maintenance, and janitorial services to customers in Southern California. 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 | $523,825 |
| Monthly Rent | $2,419 |
| Price-to-Rent | 18.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 4.3% |
📈 Home Appreciation
| 1-Year | -1.6% ▼ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | +0.7% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 Rent Trends
| 1-Year | -4.2% ▼ |
| 3-Year CAGR | -1.1% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.6%). 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 95336
Population: 49,357
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 95336
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 1,658 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Manteca, CA a smart market for rental property?
With a 2.0/5 investability score, Manteca, CA ranks as a solid market for rental property investors. Median prices of $524K and rents of $2,419/mo drive the underlying numbers.
Is Manteca, CA good for landlords?
For rental operators, Manteca, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
What is the smart move for investors in Manteca, CA?
Most investors in Manteca, CA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
Does house hacking work in Manteca, CA?
House hacking in Manteca, CA is reasonable to execute. Prices around $524K and rents of $2,419/mo solid owner-occupant economics.
How high is vacancy risk in Manteca, CA?
Vacancy risk in Manteca, CA is elevated. That supports steady cash flow for typical rental holds.
You know 95336 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95336 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 95336 ranks in Stockton, CA
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