Real Estate Investing in Turlock, California (95380)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95380 (Turlock, 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 Turlock, CA (95380)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95380 Turlock
The 95380 ZIP in Turlock, CA is a local-operator market. Outside capital chasing a $449K entry has to pair deep knowledge with the discount.
From an investor standpoint, the numbers look inviting — $449K purchase price, 0.0% nominal cap — the work to hit that pro forma in 95380 is substantial and deserves full respect.
Nearby ZIPs in Turlock have seen price recovery that 95380 has not matched. Stanislaus County data supports the view that the spread is structural rather than temporary.
Demographically, 95380 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
New investors are better served looking at Turlock's stable or hybrid ZIPs before stepping into 95380. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Turlock:
Property Strategy for 95380
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $322,472 | $1,260 | 2.8% | +4.8% | $322,472 |
| 2BR | $362,845 | $1,630 | 3.2% | +5.2% | $181,422 |
| 3BR | $439,437 | $2,270 | 3.7% | +5.4% | $146,479 |
| 4BR | $509,576 | $2,630 | 3.7% | +5.3% | $127,394 |
| 5BR | $610,653 | — | — | +5.4% | $122,131 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95380 Compare?
| Metric | 95380 | Turlock | Modesto, CA | California |
|---|---|---|---|---|
| Home Value | $449,025 | $482,700 | N/A | $761,003 |
| 5-Year CAGR | 2.5% | 2.6% | N/A | 5.7% |
| Avg Rent | $1,794 | $2,122 | N/A | - |
| Cap Rate | 3.1% | 3.4% | - | - |
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 95380 (Turlock, 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 | $449,025 |
| Monthly Rent | $1,794 |
| Price-to-Rent | 20.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 Rent Trends
| 1-Year | -4.2% ▼ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). 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 95380
Population: 43,731
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 95380
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 10,818 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average monthly rent in Turlock, CA?
Investors in Turlock, CA typically see rents near $1,794/mo per month against $449K home values - a solid setup for rental cash flow.
Are there empty rentals in Turlock, CA?
Vacancy risk in Turlock, CA is elevated. That supports reliable cash flow for typical rental holds.
Is Turlock, CA a smart market for rental property?
Yes - Turlock, CA a 3.0/5 investability score. With $449K home prices against $1,794/mo monthly rent, the market delivers a reasonable entry point for new investors.
Does house hacking work in Turlock, CA?
For house hackers, Turlock, CA is a challenging. The $1,794/mo rent on a unit helps defray the mortgage on a $449K property.
Does Turlock, CA favor landlords or tenants?
For rental operators, Turlock, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
You know 95380 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95380 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 95380 ranks in Modesto, CA
Every ZIP in this metro, ranked. Free.
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