Updated 2026 · Based on median market data for Merced, CA
The median monthly rent in Merced, CA is $1,880, translating to $22,560 in annual gross rental income per unit. The rent-to-price ratio is 0.45% — well below the 1% rule, making pure cash flow investing challenging at median prices.
Renters in Merced spend approximately 38% of the local median household income ($60,018) on rent. This exceeds the standard 30% affordability threshold, suggesting rent growth may face resistance — but it also means a large portion of the population finds buying even more out of reach, supporting rental demand.
The vacancy rate in Merced is 5.2%. This is a healthy vacancy rate that indicates balanced supply and demand. You should be able to find quality tenants without extended vacancies, though expect normal turnover periods of 2-4 weeks between tenants. Population growth of 0.8% annually provides stable demand.
Merced's GRM (price divided by annual rent) is 18.4x. A GRM above 16x means the property is expensive relative to its income. Investors here are typically betting on appreciation rather than current cash flow. For comparison, the national average GRM for investment-grade rentals is approximately 13-15x.
At the median rent of $1,880/mo, a single-family rental in Merced generates approximately $22,560 in gross annual income. After accounting for 5.2% vacancy ($1,173 lost), property taxes of $3,113, insurance (~$1,660), and maintenance (~$1,660), the estimated NOI is $14,954 per year, or $1,246/mo.
Merced vs California state average and national average across key investment metrics. Merced's cap rate is below both benchmarks — deal sourcing is critical here.