Real Estate Investing in Modesto, California (95354)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95354 (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 (95354)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95354 Modesto
From a cash-flow lens, ZIP 95354 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $400K median. It rewards specialists, not generalists.
The 95354 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Statewide comparisons place 95354 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A notable renter share of 52% in 95354 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 95354 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Modesto:
Property Strategy for 95354
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $294,930 | $1,360 | 3.3% | +6.2% | $294,930 |
| 2BR | $353,380 | $1,770 | 3.6% | +6.3% | $176,690 |
| 3BR | $406,742 | $2,460 | 4.4% | +6.3% | $135,581 |
| 4BR | $456,700 | $2,840 | 4.5% | +5.8% | $114,175 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95354 Compare?
| Metric | 95354 | Modesto | Modesto, CA | California |
|---|---|---|---|---|
| Home Value | $399,949 | $288,024 | N/A | $761,003 |
| 5-Year CAGR | 3.0% | 2.8% | N/A | 5.7% |
| Avg Rent | $1,853 | $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 95354 (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 | $399,949 |
| Monthly Rent | $1,853 |
| Price-to-Rent | 18.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | +1.5% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +3.0% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 Rent Trends
| 1-Year | +14.6% ▲ |
| 3-Year CAGR | +7.1% ▲ |
| 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 95354
Population: 26,587
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 95354
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Stanislaus County Special Education
Stockard Coffee Elementary
Sylvan Elementary
M. Robert Adkison Elementary
Virginia Parks 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 8,781 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Modesto, CA stack up for property investment?
With a 3.0/5 investability score, Modesto, CA ranks as a solid market for rental property investors. Median prices of $400K and rents of $1,853/mo drive the underlying numbers.
Do rentals sit vacant long in Modesto, CA?
Occupancy in Modesto, CA runs stable with elevated vacancy. Well-priced units at $1,853/mo lease on reasonable timelines.
What is the typical rental rate in Modesto, CA?
Expect rents around $1,853/mo per month in Modesto, CA. With home values at $400K, the yield math works out to reasonable levels for rental investors.
What is the average home sale price in Modesto, CA?
Modesto, CA home values average about $400K. That price point suits investors targeting rentals with $1,853/mo in monthly income.
What is the typical renter like in Modesto, CA?
The renter base in Modesto, CA is reasonable for the $1,853/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
You know 95354 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95354 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 95354 ranks in Modesto, CA
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