Real Estate Investing in Modesto, California (95358)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95358 (Modesto, 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 cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Modesto, CA (95358)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95358 Modesto
This part of Stanislaus County is not an easy win. The 95358 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 95358 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 95358 sits on the difficult end of the CA spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Who lives in 95358 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 95358 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Modesto:
Property Strategy for 95358
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $272,134 | $1,390 | 3.7% | +3.3% | $272,134 |
| 2BR | $317,432 | $1,800 | 4.1% | +5.3% | $158,716 |
| 3BR | $424,116 | $2,500 | 4.2% | +6.1% | $141,372 |
| 4BR | $467,868 | $2,890 | 4.4% | +6.0% | $116,967 |
| 5BR | $548,053 | — | — | +6.1% | $109,611 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95358 Compare?
| Metric | 95358 | Modesto | Modesto, CA | California |
|---|---|---|---|---|
| Home Value | $434,445 | $288,024 | N/A | $761,003 |
| 5-Year CAGR | 2.9% | 2.8% | N/A | 5.7% |
| Avg Rent | $2,350 | $2,019 | N/A | - |
| Cap Rate | 4.2% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95358 (Modesto, 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 | $434,445 |
| Monthly Rent | $2,350 |
| Price-to-Rent | 15.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.5% |
| Cap Rate | 4.2% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | +1.6% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +2.9% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (4.2%). 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 95358
Population: 30,994
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 95358
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 8,781 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is Modesto, CA for real estate investors?
Our data puts Modesto, CA at 3.0/5 for investability. Home prices of $434K and rents around $2,350/mo create a solid backdrop for investor activity.
How quickly do rentals get leased in Modesto, CA?
Vacancy in Modesto, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,350/mo.
Which real estate strategy fits Modesto, CA?
Modesto, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($434K prices, $2,350/mo rents) make it a reasonable choice.
Is house hacking profitable in Modesto, CA?
The a challenging house-hack environment in Modesto, CA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What do rentals go for in Modesto, CA?
Modesto, CA rentals go for roughly $2,350/mo a month. That puts gross yield in solid territory relative to $434K acquisition costs.
You know 95358 now. You don’t know where it ranks.
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How 95358 ranks in Modesto, CA
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