Real Estate Investing in Newman, California (95360)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95360 (Newman, 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.
- Elevated vacancy: 10.2% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 7.2% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 26.7 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Newman, CA (95360)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95360 Newman
Not every below-median market is a bargain. Newman's 95360 ZIP sits at signals that favor experienced operators who can absorb the risk $438K pricing implies.
The 95360 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader CA picture, 95360 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 95360 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
tilts 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 Newman:
Property Strategy for 95360
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $343,529 | $1,520 | 3.2% | +5.8% | $171,764 |
| 3BR | $411,273 | $2,110 | 3.7% | +5.7% | $137,091 |
| 4BR | $480,103 | $2,440 | 3.7% | +5.7% | $120,026 |
| 5BR | $554,972 | — | — | +6.0% | $110,994 |
Market Trends
Home Value History (with trend line)
📊 How Does 95360 Compare?
| Metric | 95360 | Newman | Modesto, CA | California |
|---|---|---|---|---|
| Home Value | $438,260 | $438,260 | N/A | $761,003 |
| 5-Year CAGR | 2.3% | 2.3% | N/A | 5.7% |
| Avg Rent | $1,368 | $1,368 | N/A | - |
| Cap Rate | 2.4% | 2.4% | - | - |
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 95360 (Newman, 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 | $438,260 |
| Monthly Rent | $1,368 |
| Price-to-Rent | 26.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.4% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | -0.8% ▼ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +2.3% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.4%). 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 95360
Population: 13,690
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 95360
Schools in This ZIP Code
About Repit School Scores
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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
Frequently Asked Questions
Which real estate strategy fits Newman, CA?
For Newman, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is CA a landlord-friendly state?
CA law tenant-protective for landlords, and Newman inherits those rules. Investors should still review local ordinances for rental licensing.
What do landlords charge for rent in Newman, CA?
The typical rental in Newman, CA commands about $1,368/mo monthly. That rent profile predictable cash flow against the $438K purchase basis.
Does a duplex house hack pencil in Newman, CA?
House hacking works a challenging in Newman, CA. Rents of $1,368/mo against $438K acquisition make the strategy solid for owner-occupants.
Is Newman, CA a good market for buy-and-hold investors?
Newman, CA rates 3.0/5 for investability. With median values at $438K and rents near $1,368/mo, the market offers reasonable fundamentals for rental investors.
You know 95360 now. You don’t know where it ranks.
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How 95360 ranks in Modesto, CA
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