Real Estate Investing in Patterson, California (95363)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95363 (Patterson, 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 Patterson, CA (95363)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95363 Patterson
The 95363 ZIP covers a section of Patterson that demands careful diligence. Prices near $509K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 95363 can be a a strong candidate for hunting ground — but the discount at $509K reflects genuine risk that outside investors often underestimate.
In the broader CA picture, 95363 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 95363 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 95363 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 Patterson:
Property Strategy for 95363
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $374,284 | $2,000 | 3.8% | +5.3% | $187,142 |
| 3BR | $461,224 | $2,780 | 4.3% | +5.5% | $153,741 |
| 4BR | $522,289 | $3,210 | 4.4% | +5.7% | $130,572 |
| 5BR | $583,587 | — | — | +5.9% | $116,717 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95363 Compare?
| Metric | 95363 | Patterson | Modesto, CA | California |
|---|---|---|---|---|
| Home Value | $508,571 | $508,571 | N/A | $761,003 |
| 5-Year CAGR | 2.2% | 2.2% | N/A | 5.7% |
| Avg Rent | $2,448 | $2,448 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
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 95363 (Patterson, 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 | $508,571 |
| Monthly Rent | $2,448 |
| Price-to-Rent | 17.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | -0.7% ▼ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +2.2% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 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 (3.8%). 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 95363
Population: 30,407
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 95363
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.
Frequently Asked Questions
How expensive is real estate in Patterson, CA?
Median home price in Patterson, CA is near $509K, with a 5-year CAGR of 0.0%. Prices have been even-keeled and supportive of buy-and-hold strategies.
Where do rents currently stand in Patterson, CA?
The typical rental in Patterson, CA commands about $2,448/mo monthly. That rent profile reliable cash flow against the $509K purchase basis.
How high is vacancy risk in Patterson, CA?
Patterson, CA carries elevated vacancy risk. Expect predictable absorption at market rents of $2,448/mo.
What strategy should investors use in Patterson, CA?
A careful cash-flow rentals with hands-on management strategy Patterson, CA best. The market produces consistent results for that approach at the $509K price point.
What is the typical renter like in Patterson, CA?
Patterson, CA offers a steady renter base at the $2,448/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 95363 now. You don’t know where it ranks.
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How 95363 ranks in Modesto, CA
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