Real Estate Investing in Tuolumne, California (95379)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95379 (Tuolumne, 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.
- Elevated vacancy: 8.3% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Tuolumne, CA (95379)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95379 Tuolumne
On balance, ZIP 95379 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $352K median. It rewards specialists, not generalists.
For an experienced owner, 95379 can be a a solid fit for hunting ground — but the discount at $352K reflects genuine risk that outside investors often underestimate.
The gap between 95379 and stronger Tuolumne ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 95379 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
trends 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 Tuolumne:
Property Strategy for 95379
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $279,611 | $1,860 | 4.8% | — | $139,805 |
| 3BR | $364,735 | $2,440 | 4.8% | — | $121,578 |
Market Trends
Home Value History (with trend line)
📊 How Does 95379 Compare?
| Metric | 95379 | Tuolumne | Sonora, CA | California |
|---|---|---|---|---|
| Home Value | $351,913 | $351,913 | N/A | $761,003 |
| 5-Year CAGR | 1.7% | 1.7% | N/A | 5.7% |
| Avg Rent | $1,674 | $1,674 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
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 95379 (Tuolumne, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95379 (Tuolumne, CA)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $351,913 |
| Monthly Rent | $1,674 |
| Price-to-Rent | 17.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +0.2% ▲ |
| 5-Year CAGR | +1.7% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (3.7%). 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 95379
Population: 3,821
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 95379
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 1,387 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How landlord-friendly is Tuolumne, CA?
CA ranks as a tenant-protective state for landlord-tenant law. Tuolumne generally follows the statewide framework, so landlords face reasonable operating rules.
What is the typical renter like in Tuolumne, CA?
The renter base in Tuolumne, CA is reasonable for the $1,674/mo price point. Screening well and pricing to market typically yields reliable tenants.
What price range are homes in Tuolumne, CA?
Homes in Tuolumne, CA typically sell near $352K. Prices have moved at a 0.0% 5-year CAGR, which consistent long-term demand.
What is the rental occupancy rate in Tuolumne, CA?
Expect elevated vacancy in Tuolumne, CA. Rents at $1,674/mo are absorbed by the tenant base without meaningful lag.
Can owner-occupants cash flow in Tuolumne, CA?
House hacking in Tuolumne, CA is a challenging. With home values around $352K and rents at $1,674/mo, owner-occupants can offset a meaningful share of PITI.
You know 95379 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95379 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 95379 ranks in Sonora, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 95379 (Tuolumne)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 95379 (Tuolumne, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.