Real Estate Investing in Tracy, California (95391)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95391 (Tracy, 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.
- Flat appreciation: Values have barely moved over 5 years (0.7% CAGR).
- 1-year downturn: Values declined 8.4% in the last year.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Tracy, CA (95391)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95391 Tracy
The 95391 ZIP covers a section of Tracy that demands careful diligence. Prices near $881K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 95391 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 95391 sits on the difficult end of the CA spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
Stepping back, 25,193 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 95391 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Tracy:
Property Strategy for 95391
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $548,469 | $2,610 | 3.4% | +5.5% | $274,234 |
| 3BR | $767,320 | $3,630 | 3.4% | +8.2% | $255,773 |
| 4BR | $952,832 | $4,380 | 3.3% | +8.6% | $238,208 |
| 5BR | $1,111,228 | — | — | +9.5% | $222,246 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95391 Compare?
| Metric | 95391 | Tracy | Stockton, CA | California |
|---|---|---|---|---|
| Home Value | $881,117 | $782,933 | N/A | $761,003 |
| 5-Year CAGR | 0.7% | 1.4% | N/A | 5.7% |
| Avg Rent | $3,037 | $2,839 | N/A | - |
| Cap Rate | 2.7% | 2.9% | - | - |
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 95391 (Tracy, CA). Anonymous, moderated, never written by AI.
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Property managers serving San Joaquin County
Manage rentals here? List your business →Ahrens Property Management is a full-service company managing residential rental properties for owners, including tenant screening, placement, repairs, and accounting in Lodi, CA. summary from their website
Serviceprop provides construction, maintenance, and janitorial services to customers in Southern California. 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 | $881,117 |
| Monthly Rent | $3,037 |
| Price-to-Rent | 24.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 3.4% |
📈 Home Appreciation
| 1-Year | -8.4% ▼ |
| 3-Year CAGR | -1.0% ▼ |
| 5-Year CAGR | +0.7% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 Rent Trends
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +1.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). 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 95391
Population: 25,193
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 95391
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 2,264 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What price range are homes in Tracy, CA?
Expect median prices around $881K in Tracy, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
How viable is house hacking in Tracy, CA?
House hacking in Tracy, CA is reasonable to execute. Prices around $881K and rents of $3,037/mo solid owner-occupant economics.
How strong is the working-renter base in Tracy, CA?
Working renters make up the core of the Tracy, CA tenant base. The pool is reasonable for investors targeting long-term holds.
What is the typical rental rate in Tracy, CA?
Tracy, CA rentals go for roughly $3,037/mo a month. That puts gross yield in solid territory relative to $881K acquisition costs.
Is Tracy, CA a smart market for rental property?
Our data puts Tracy, CA at 2.0/5 for investability. Home prices of $881K and rents around $3,037/mo create a solid backdrop for investor activity.
You know 95391 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95391 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 95391 ranks in Stockton, CA
Every ZIP in this metro, ranked. Free.
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