What's a good cap rate in Modesto?

In Modesto, cap rates typically run around 4.8% (California state median). A deal above that line is outperforming the local market; below it, you're paying up for appreciation or stability. TrueCap shows where any specific Modesto deal lands versus this benchmark.

What's the average rent for a rental in Modesto?

A typical rental in Modesto runs about $1,758–$2,442/mo (HUD Fair Market Rent, 2–3BR). TrueCap auto-fills HUD Fair Market Rent for the exact address you enter.

What is the property tax rate in California?

California's effective property tax rate is about 0.71% of value per year — the figure TrueCap applies by default for Modesto deals. You can override it with the exact local rate.

Modesto, CA

Modesto rental property analysis

Modesto pairs Central Valley affordability with Bay Area overflow — agriculture-anchored demand at prices well below the coast.

Modesto market snapshot

Appreciation market

Compressed cap rates — the play here is long-term price growth over day-one cash flow.

Typical cap rate

4.8%

California state median

Typical rent

$1,758–$2,442/mo

HUD FMR · 2–3BR · 2026

Typical price

$390,000–$490,000

est., all-in

Property tax

0.71%

California effective

Rent is HUD Fair Market Rent where available, otherwise a market estimate; price is a market estimate. Cap-rate and tax are the defaults TrueCap applies — enter a specific address for exact, auto-filled numbers.

Sources & methodology. These are screening defaults and market estimates — not an appraisal, and not financial, tax, or legal advice. Verify rents, taxes, insurance, and local landlord/tenant law against the county assessor and your state's landlord-tenant statute before relying on them.

Data: HUD Fair Market Rent · FRED 30-yr mortgage rate · Tax Foundation (property tax) · Updated June 2026

Metro-level estimates — precision is lower at the neighborhood and parcel level; pull a specific address for exact, auto-filled figures. Reviewed by the TrueCap team. See our full methodology.

Is Modesto a good place to buy rentals?

Commuter and agricultural demand keep occupancy steady; cash flow is tight by non-CA standards but strong for California. Model state tenant rules.

See the full Californiainvesting guide — taxes, landlord law & top metros →

Neighborhoods to look at in Modesto

North Modesto

Desirable, family renters, low vacancy.

Village One

Newer SFRs, steady demand.

Airport District

Affordable, value-add.

Neighborhood notes are starting points, not recommendations — always underwrite the specific property.

Run a Modesto deal in 60 seconds

Paste a Modesto address into TrueCap and get cap rate, cash-on-cash, DSCR, cash flow, and a 10-year projection — auto-filled with California tax and HUD rent so you start from the right assumptions.

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