Is Stanislaus County, CA good for real estate investing?

Stanislaus County has an investment score of 45/100, rated as "Hold". The county ranks #0 nationally among 0 counties analyzed.

What is the rent-to-price ratio in Stanislaus?

The rent-to-price ratio in Stanislaus County is 5.22% annually, which ranks in the 50th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Stanislaus?

The median home price in Stanislaus County is $469,755. This ranks #0 in affordability among all US counties.

Can you cash flow on rental properties in Stanislaus?

Based on median values with 20% down at current rates, a typical rental in Stanislaus County would generate negative cash flow of $1,134/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Stanislaus County

CaliforniaPopulation: 552,063

/100

Hold

#0 of 0 counties

#20 in California (58 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated July 20, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$469,755

Median Home Price

0% below national median

$2,045/mo

Median Rent

0% below national median

5.22%

Rent-to-Price Ratio

Top 50% nationally

-$1,134

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $2,045/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$352,316	-$518/mo	4.5%	-7.7%
Median typical MLS deal	$469,755	-$1,134/mo	3.4%	-12.6%
125% of median newer / premium	$587,194	-$1,749/mo	2.7%	-15.5%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$469,755

Down Payment (20%)$93,951

Loan Amount$375,804

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$2,045

Monthly P&I-$2,462

Est. Expenses (35%)-$716

Net Cash Flow-$1,134/mo

3.4%

Cap Rate (all cash)

-12.6%

Cash-on-Cash Return

5.22%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 3.4% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

45/100

Cash Flow(30%)

48/100

Based on 5.22% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

46/100

Based on -0.8% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

33/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Complete rent data available

Challenges

-Declining home values (-0.8% YoY)
-Negative cash flow at typical financing (-$1,134/mo)
-Negative leverage (cap rate 3.4% < mortgage rate 6.9%)
-High price-to-income ratio makes financing challenging

Economic Indicators

Population

552,063

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)
−You expect appreciation to carry the deal, but prices have declined year over year
−You rely on FHA-style financing: prices are stretched relative to local incomes

Compare to Nearby Counties

County					Verdict
MercedCA	46	$412,344	$1,973	5.74%	Hold	View
CurrentStanislausCA	45	$469,755	$2,045	5.22%	Hold
YubaCA	45	$410,114	$1,828	5.35%	Hold	View
MonoCA	44	$724,996	Est. pending	—	Avoid	View
SolanoCA	44	$567,245	$2,418	5.11%	Avoid	View
PlacerCA	43	$670,919	$2,593	4.64%	Avoid	View

The Bottom Line

HoldStanislaus is a neutral market. Consider house hacking or targeting below-market deals.

Stanislaus County in California scores 45/100, ranking #0 of 0 US counties (top 50%). At 20% down and current rates, a median-priced rental loses about $1134/month; the 5.22% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-1,134/mo

Cap Rate

3.4%

Cash-on-Cash

-12.6%

Related markets

Markets like Stanislaus with stronger cash flow

Cheaper alternatives to Stanislaus

Head-to-head comparisons

All counties in California →

Rent vs buy in California cities

Rent vs buy in Los Angeles, CAMedian $859,958 · rent $2,809/mo Rent vs buy in San Diego, CAMedian $910,765 · rent $2,933/mo Rent vs buy in San Jose, CAMedian $1,578,502 · rent $3,419/mo Rent vs buy in San Francisco, CAMedian $1,245,307 · rent $3,680/mo Rent vs buy in Sacramento, CAMedian $518,553 · rent $2,149/mo All California citiesFull rent-vs-buy directory for the state

Ready to Analyze a Deal in Stanislaus?

Use our investment calculators to run detailed numbers on specific properties.

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Scenario comparison

Same $2,045/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$352,316	-$518/mo	4.5%	-7.7%
Median typical MLS deal	$469,755	-$1,134/mo	3.4%	-12.6%
125% of median newer / premium	$587,194	-$1,749/mo	2.7%	-15.5%

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$469,755

Down Payment (20%)$93,951

Loan Amount$375,804

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$2,045

Monthly P&I-$2,462

Est. Expenses (35%)-$716

Net Cash Flow-$1,134/mo

3.4%

Cap Rate (all cash)

-12.6%

Cash-on-Cash Return

5.22%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 3.4% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

45/100

Cash Flow(30%)

48/100

Based on 5.22% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

46/100

Based on -0.8% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

33/100

Based on price relative to estimated local incomes.

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)
−You expect appreciation to carry the deal, but prices have declined year over year
−You rely on FHA-style financing: prices are stretched relative to local incomes

County

Verdict

MercedCA

$412,344

$1,973

5.74%

Hold

View

CurrentStanislausCA

$469,755

$2,045

5.22%

Hold

YubaCA

$410,114

$1,828

5.35%

Hold

View

MonoCA

$724,996

Est. pending

—

Avoid

View

SolanoCA

$567,245

$2,418

5.11%

Avoid

View

PlacerCA

$670,919

$2,593

4.64%

Avoid

View

The Bottom Line

HoldStanislaus is a neutral market. Consider house hacking or targeting below-market deals.

Monthly Cash Flow

$-1,134/mo

Cap Rate

3.4%

Cash-on-Cash

-12.6%