Real Estate Investing in Modesto, California (95355)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95355 (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 (95355)?
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Market Analysis: 95355 Modesto
Investors eyeing 95355 need to respect the fundamentals at play. Home values of $492K come alongside slower price movement and elevated management overhead.
Rent of $2,131/mo on a $492K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 95355 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Modesto have seen price recovery that 95355 has not matched. Stanislaus County data supports the view that the spread is structural rather than temporary.
Demographically, 95355 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 right play in 95355 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Modesto:
Property Strategy for 95355
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $389,245 | $1,930 | 3.6% | +5.8% | $194,622 |
| 3BR | $457,581 | $2,680 | 4.2% | +5.8% | $152,527 |
| 4BR | $554,878 | $3,100 | 4.0% | +6.0% | $138,720 |
| 5BR | $640,068 | — | — | +6.2% | $128,014 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95355 Compare?
| Metric | 95355 | Modesto | Modesto, CA | California |
|---|---|---|---|---|
| Home Value | $491,729 | $288,024 | N/A | $761,003 |
| 5-Year CAGR | 2.5% | 2.8% | N/A | 5.7% |
| Avg Rent | $2,131 | $2,019 | N/A | - |
| Cap Rate | 3.4% | 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 95355 (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 | $491,729 |
| Monthly Rent | $2,131 |
| Price-to-Rent | 19.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +1.0% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 Rent Trends
| 1-Year | +2.1% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +3.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.4%). 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 95355
Population: 60,470
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 95355
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?
Homes in Modesto, CA typically sell near $492K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
Is it easy to find good tenants in Modesto, CA?
Tenant quality in Modesto, CA ranks as solid. Landlords generally report measured occupancy at market rents of $2,131/mo.
Can I house hack in Modesto, CA?
House hacking in Modesto, CA is a challenging. With home values around $492K and rents at $2,131/mo, owner-occupants can offset a meaningful share of PITI.
What is it like being a landlord in Modesto, CA?
The landlord environment in Modesto, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
What do rentals go for in Modesto, CA?
Modesto, CA rentals go for roughly $2,131/mo a month. That puts gross yield in solid territory relative to $492K acquisition costs.
You know 95355 now. You don’t know where it ranks.
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How 95355 ranks in Modesto, CA
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