Modesto, CA · California
Stanislaus County
ZIP 95385
552,250 residents1,082 permits TTM$79,661 median HHI25 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$426,600
ACS 5-Year
Cap rate proxy
4.3%
FMR × 0.65 ÷ Home Value
Rent-to-income
23.0%
HUD FMR ÷ ACS HHI
Net migration
+1.41%
IRS SOI
Permits (TTM)
1,082
Census BPS
Climate risk
96.9
FEMA NRI (0–100)
ZIP 95385
Median home value
$426,600
Gross yield
4.3%
Buy Box score
—
Section 8 gap
0.8%
Affordability
P/I: —R/I: —
Section 8 detail
SAFMR: $1,540Rent: $1,528Gap: 0.8%
ZIP code breakdown25 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Buy Box score ↓ | Section 8 gap |
|---|---|---|---|---|---|
| 95351 | — | — | — | 0.3 | — |
| 95354 | — | — | — | 0.3 | — |
| 95386 | — | — | — | 0.3 | — |
| 95350 | — | — | — | 0.3 | — |
| 95328 | — | — | — | 0.2 | — |
| 95358 | — | — | — | 0.2 | — |
| 95360 | — | — | — | 0.2 | — |
| 95307 | — | — | — | 0.2 | — |
| 95382 | — | — | — | 0.2 | — |
| 95380 | — | — | — | 0.2 | — |
| 95355 | — | — | — | 0.2 | — |
| 95367 | $426,600 | $1,820 | 5.1% | 0.2 | 19.1% |
| 95368 | — | — | — | 0.2 | — |
| 95357 | — | — | — | 0.2 | — |
| 95363 | — | — | — | 0.2 | — |
| 95356 | — | — | — | 0.1 | — |
| 95361 | $426,600 | $1,760 | 5.0% | 0.1 | 15.2% |
| 95316 | — | — | — | 0.1 | — |
| 95326 | — | — | — | 0.1 | — |
| 95323 | — | — | — | 0.1 | — |
| 95313 | — | — | — | 0.0 | — |
| 95230 | $426,600 | $2,430 | 6.8% | — | 59.0% |
| 95319 | — | — | — | — | — |
| 95385 | $426,600 | $1,540 | 4.3% | — | 0.8% |
| 95387 | — | — | — | — | — |
Sort by any column. Click a ZIP for detail.
Demographics
Owner-occupied
61.0%
Census ACS
Vacancy rate
4.2%
Census ACS
Bachelor's degree +
19.1%
Census ACS
Rent burdened
49.0%
Census ACS (>30% income)
Median age
34.8
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026