Real Estate Investing in Turlock, California (95382)
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Should you buy in 95382 (Turlock, 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 Turlock, CA (95382)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95382 Turlock
ZIP 95382 in Turlock, CA carries a impressive set of headwinds. Home values near $516K and rents of $2,449/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 95382 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 95382 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 95382 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Turlock's stable or hybrid ZIPs before stepping into 95382. 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 95382
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $382,757 | $1,960 | 3.7% | +5.6% | $191,379 |
| 3BR | $468,551 | $2,720 | 4.2% | +5.3% | $156,184 |
| 4BR | $570,455 | $3,150 | 4.0% | +5.6% | $142,614 |
| 5BR | $669,976 | — | — | +5.7% | $133,995 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95382 Compare?
| Metric | 95382 | Turlock | Modesto, CA | California |
|---|---|---|---|---|
| Home Value | $516,376 | $482,700 | N/A | $761,003 |
| 5-Year CAGR | 2.6% | 2.6% | N/A | 5.7% |
| Avg Rent | $2,449 | $2,122 | N/A | - |
| Cap Rate | 3.7% | 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 95382 (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 | $516,376 |
| Monthly Rent | $2,449 |
| Price-to-Rent | 17.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +1.3% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 Rent Trends
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | +4.7% ▲ |
| 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 95382
Population: 39,320
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 95382
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
Is housing expensive in Turlock, CA?
Expect median prices around $516K in Turlock, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been measured.
How should investors approach Turlock, CA?
Investors usually favor careful cash-flow rentals with hands-on management in Turlock, CA. With home values at $516K and rents near $2,449/mo, other strategies can work but produce predictable rather than outsized returns.
What monthly rent should investors expect in Turlock, CA?
Rents in Turlock, CA run near $2,449/mo. Compared with median home prices of $516K that produces solid gross yields for typical rentals.
Are eviction rules reasonable in Turlock, CA?
Turlock, CA operates under CA law, which is tenant-protective overall for landlords. Expect steady treatment in typical lease and eviction cases.
What is the tenant pool like in Turlock, CA?
Turlock, CA draws a predictable base of working renters. Demand at the $2,449/mo rent level is reasonable for standard single-family and small multi rentals.
You know 95382 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95382 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 95382 ranks in Modesto, CA
Every ZIP in this metro, ranked. Free.
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