Real Estate Investing in Modesto, California (95350)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95350 (Modesto, 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.
What’s happening in Modesto, CA (95350)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95350 Modesto
The 95350 ZIP covers a section of Modesto that demands careful diligence. Prices near $429K look accessible, but the work to make a deal cash flow is real.
The investment case in 95350 is sturdy only for operators who understand what they are buying. A $429K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within CA, ZIP 95350 trails on several market indicators that neighboring Stanislaus County submarkets outperform. The gap is real and durable enough to shape underwriting.
Demographically, 95350 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.
Strategy in 95350 is an operator game, not a passive one. From an investor standpoint, entry prices of $429K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Modesto:
Property Strategy for 95350
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $300,702 | $1,350 | 3.2% | +8.7% | $300,702 |
| 2BR | $347,845 | $1,750 | 3.6% | +6.3% | $173,923 |
| 3BR | $422,966 | $2,430 | 4.1% | +5.9% | $140,989 |
| 4BR | $493,427 | $2,810 | 4.1% | +5.4% | $123,357 |
| 5BR | $563,223 | — | — | +5.5% | $112,645 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95350 Compare?
| Metric | 95350 | Modesto | Modesto, CA | California |
|---|---|---|---|---|
| Home Value | $428,691 | $288,024 | N/A | $761,003 |
| 5-Year CAGR | 2.9% | 2.8% | N/A | 5.7% |
| Avg Rent | $1,967 | $2,019 | N/A | - |
| Cap Rate | 3.6% | 3.5% | - | - |
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 95350 (Modesto, 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 | $428,691 |
| Monthly Rent | $1,967 |
| Price-to-Rent | 18.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 6.5% |
📈 Home Appreciation
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +2.9% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 Rent Trends
| 1-Year | +6.1% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 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 95350
Population: 55,984
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 95350
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 8,781 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in Modesto, CA?
Typical homes in Modesto, CA go for around $429K. The 5-year CAGR of 0.0% stable price movement.
What is the typical vacancy rate in Modesto, CA?
Vacancy risk in Modesto, CA is elevated. That supports consistent cash flow for typical rental holds.
How strong is the working-renter base in Modesto, CA?
Working renters make up the core of the Modesto, CA tenant base. The pool is reasonable for investors targeting long-term holds.
What strategy should investors use in Modesto, CA?
For Modesto, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Does Modesto, CA make sense for an investment property?
Investors tracking Modesto, CA will find a 3.0/5 rating supported by $429K median home values and $1,967/mo rents. That profile suits long-term holders targeting measured returns.
You know 95350 now. You don’t know where it ranks.
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How 95350 ranks in Modesto, CA
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