Real Estate Investing in Oakdale, California (95361)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95361 (Oakdale, 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 Oakdale, CA (95361)?
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Market Analysis: 95361 Oakdale
This part of Stanislaus County is not an easy win. The 95361 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 95361 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 95361 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Meanwhile, 35,024 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.
The right play in 95361 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 Oakdale:
Property Strategy for 95361
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $358,235 | $1,360 | 2.7% | +3.5% | $358,235 |
| 2BR | $399,314 | $1,760 | 3.2% | +5.4% | $199,657 |
| 3BR | $503,114 | $2,440 | 3.5% | +5.4% | $167,705 |
| 4BR | $624,318 | $2,820 | 3.3% | +5.5% | $156,080 |
| 5BR | $676,187 | — | — | +5.6% | $135,237 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95361 Compare?
| Metric | 95361 | Oakdale | Modesto, CA | California |
|---|---|---|---|---|
| Home Value | $559,681 | $559,681 | N/A | $761,003 |
| 5-Year CAGR | 2.6% | 2.6% | N/A | 5.7% |
| Avg Rent | $2,120 | $2,120 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95361 (Oakdale, 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 | $559,681 |
| Monthly Rent | $2,120 |
| Price-to-Rent | 22.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | +2.1% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 Rent Trends
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.0%). 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 95361
Population: 35,024
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 95361
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
Frequently Asked Questions
How much rent can I charge in Oakdale, CA?
Rents in Oakdale, CA run near $2,120/mo. Compared with median home prices of $560K that produces solid gross yields for typical rentals.
How viable is house hacking in Oakdale, CA?
House hacking in Oakdale, CA is a challenging. With home values around $560K and rents at $2,120/mo, owner-occupants can offset a meaningful share of PITI.
Should investors consider Oakdale, CA?
The 3.0/5 investability rating in Oakdale, CA reflects its $560K prices and $2,120/mo rents. Investors generally consider it a solid option within CA.
What type of investing works in Oakdale, CA?
Investors usually favor careful cash-flow rentals with hands-on management in Oakdale, CA. With home values at $560K and rents near $2,120/mo, other strategies can work but produce measured rather than outsized returns.
Do landlords face vacancy issues in Oakdale, CA?
Expect elevated vacancy in Oakdale, CA. Rents at $2,120/mo are absorbed by the tenant base without meaningful lag.
You know 95361 now. You don’t know where it ranks.
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How 95361 ranks in Modesto, CA
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