Real Estate Investing in Waterford, California (95386)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95386 (Waterford, 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.
- 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 Waterford, CA (95386)?
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Market Analysis: 95386 Waterford
Investors eyeing 95386 need to respect the fundamentals at play. Home values of $433K come alongside slower price movement and elevated management overhead.
The 95386 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 95386 and stronger Waterford ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 95386 includes headwinds that any investor should price in. Income distribution skews lower than Waterford averages, and tenant stability requires active management.
Strategy in 95386 is an operator game, not a passive one. Put differently, entry prices of $433K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Waterford:
Property Strategy for 95386
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $351,555 | $1,730 | 3.5% | +6.0% | $175,777 |
| 3BR | $408,519 | $2,400 | 4.2% | +6.5% | $136,173 |
| 4BR | $473,011 | $2,780 | 4.2% | +6.2% | $118,253 |
| 5BR | $540,208 | — | — | +6.4% | $108,042 |
Market Trends
Home Value History (with trend line)
📊 How Does 95386 Compare?
| Metric | 95386 | Waterford | Modesto, CA | California |
|---|---|---|---|---|
| Home Value | $432,551 | $432,551 | N/A | $761,003 |
| 5-Year CAGR | 2.9% | 2.9% | N/A | 5.7% |
| Avg Rent | $1,557 | $1,557 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95386 (Waterford, 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 | $432,551 |
| Monthly Rent | $1,557 |
| Price-to-Rent | 23.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +1.6% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +2.9% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (2.8%). 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 95386
Population: 10,410
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 95386
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 strong is Waterford, CA for real estate investors?
Investors tracking Waterford, CA will find a 3.0/5 rating supported by $433K median home values and $1,557/mo rents. That profile suits long-term holders targeting steady returns.
What kind of tenants rent in Waterford, CA?
The renter base in Waterford, CA is reasonable for the $1,557/mo price point. Screening well and pricing to market typically yields steady tenants.
How much is rent in Waterford, CA?
Rental rates in Waterford, CA average $1,557/mo. Tenant demand and $433K home values make the yield look reasonable by investor standards.
How should investors approach Waterford, CA?
Investors usually favor careful cash-flow rentals with hands-on management in Waterford, CA. With home values at $433K and rents near $1,557/mo, other strategies can work but produce stable rather than outsized returns.
How viable is house hacking in Waterford, CA?
Waterford, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $433K price point reasonable to enter.
You know 95386 now. You don’t know where it ranks.
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How 95386 ranks in Modesto, CA
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