Real Estate Investing in Modesto, California (95356)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95356 (Modesto, 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.
What’s happening in Modesto, CA (95356)?
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Market Analysis: 95356 Modesto
The 95356 ZIP in Modesto, CA is a local-operator market. Outside capital chasing a $524K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 95356 reports the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader CA picture, 95356 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Meanwhile, 33,025 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 95356 is an operator game, not a passive one. Stepping back, entry prices of $524K 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 95356
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $208,258 | $1,530 | 5.3% | +5.6% | $208,258 |
| 2BR | $344,185 | $1,990 | 4.2% | +5.5% | $172,093 |
| 3BR | $473,680 | $2,760 | 4.2% | +5.3% | $157,893 |
| 4BR | $610,906 | $3,200 | 3.8% | +5.6% | $152,727 |
| 5BR | $706,572 | — | — | +5.5% | $141,314 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95356 Compare?
| Metric | 95356 | Modesto | Modesto, CA | California |
|---|---|---|---|---|
| Home Value | $524,010 | $288,024 | N/A | $761,003 |
| 5-Year CAGR | 2.4% | 2.8% | N/A | 5.7% |
| Avg Rent | $2,130 | $2,019 | N/A | - |
| Cap Rate | 3.2% | 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 95356 (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 | $524,010 |
| Monthly Rent | $2,130 |
| Price-to-Rent | 20.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 Rent Trends
| 1-Year | -7.8% ▼ |
| 3-Year CAGR | -1.1% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). 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 95356
Population: 33,025
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 95356
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
Does Modesto, CA make sense for an investment property?
The 3.0/5 investability rating in Modesto, CA reflects its $524K prices and $2,130/mo rents. Investors generally consider it a solid option within CA.
Is vacancy a concern in Modesto, CA?
Rental vacancy in Modesto, CA is elevated. Investors should budget normal turnover but not chronic empty units.
Where do rents currently stand in Modesto, CA?
Investors in Modesto, CA typically see rents near $2,130/mo per month against $524K home values - a solid setup for rental cash flow.
Is Modesto, CA good for house hacking?
House hacking in Modesto, CA is a challenging. With home values around $524K and rents at $2,130/mo, owner-occupants can offset a meaningful share of PITI.
Are tenants stable 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.
You know 95356 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95356 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 95356 ranks in Modesto, CA
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