The Modesto metro is home to 552,250 people (up 2.4% over five years), with a median household income of $79,661. Typical rent of $2,068/month works out to 31.2% of the median household income — near the 30% affordability threshold (Census ACS + Zillow, September 2026).
The share of Modesto's workforce by sector — the base of tenant demand:
| Sector | % of workforce |
|---|---|
| Education & health care | 21.9% |
| Manufacturing | 12.3% |
| Retail trade | 11.4% |
| Construction | 8.9% |
| Professional & management | 8.4% |
Education & health care is the metro's largest employment base — sectors like education and health care are recession-resilient anchors for rental demand.
Rents at 31.2% of median income leave moderate headroom; underwrite rent growth conservatively. Market pricing, yields and the Star Score live on the Modesto market page; run a deal in the calculator.
At the 30%-of-income affordability rule, typical rent of $2,068/month suggests a household income around $83,000/year. The metro's median household income is $79,661.
By workforce share: Education & health care (21.9%), Manufacturing (12.3%), Retail trade (11.4%) (Census ACS 5-year).