Real Estate Investing in Tracy, California (95376)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95376 (Tracy, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Flat appreciation: Values have barely moved over 5 years (0.4% CAGR).
- 1-year downturn: Values declined 3.1% in the last year.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Tracy, CA (95376)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95376 Tracy
ZIP 95376 in Tracy, CA carries a robust set of headwinds. Home values near $588K and rents of $2,512/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 95376 can be a an appealing option for hunting ground — but the discount at $588K reflects genuine risk that outside investors often underestimate.
In practical terms, 95376 offers a low basis, the region around Tracy has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 95376 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 95376 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 Tracy:
Property Strategy for 95376
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $433,974 | $2,100 | 3.5% | +3.5% | $216,987 |
| 3BR | $567,389 | $2,920 | 3.7% | +4.6% | $189,130 |
| 4BR | $661,689 | $3,520 | 3.8% | +5.2% | $165,422 |
| 5BR | $769,789 | — | — | +6.0% | $153,958 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95376 Compare?
| Metric | 95376 | Tracy | Stockton, CA | California |
|---|---|---|---|---|
| Home Value | $587,771 | $782,933 | N/A | $761,003 |
| 5-Year CAGR | 0.4% | 1.4% | N/A | 5.7% |
| Avg Rent | $2,512 | $2,839 | N/A | - |
| Cap Rate | 3.3% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95376 (Tracy, CA). Anonymous, moderated, never written by AI.
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Property managers serving San Joaquin County
Manage rentals here? List your business →Ahrens Property Management is a full-service company managing residential rental properties for owners, including tenant screening, placement, repairs, and accounting in Lodi, CA. summary from their website
Serviceprop provides construction, maintenance, and janitorial services to customers in Southern California. 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 | $587,771 |
| Monthly Rent | $2,512 |
| Price-to-Rent | 19.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 3.7% |
📈 Home Appreciation
| 1-Year | -3.1% ▼ |
| 3-Year CAGR | -1.0% ▼ |
| 5-Year CAGR | +0.4% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 Rent Trends
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +3.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). 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 95376
Population: 54,853
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 95376
Schools in This ZIP Code
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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.
Frequently Asked Questions
What do landlords charge for rent in Tracy, CA?
Investors in Tracy, CA typically see rents near $2,512/mo per month against $588K home values - a solid setup for rental cash flow.
What are vacancy rates like in Tracy, CA?
Tracy, CA carries elevated vacancy risk. Expect steady absorption at market rents of $2,512/mo.
Is Tracy, CA a smart market for rental property?
Yes - Tracy, CA a 2.0/5 investability score. With $588K home prices against $2,512/mo monthly rent, the market delivers a reasonable entry point for new investors.
How do landlord-tenant laws work in Tracy, CA?
The landlord environment in Tracy, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
How deep is the rental pool in Tracy, CA?
Tracy, CA draws a predictable base of working renters. Demand at the $2,512/mo rent level is reasonable for standard single-family and small multi rentals.
You know 95376 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95376 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 95376 ranks in Stockton, CA
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