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Single Family ResidenceResidential
$510,069$272 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 93How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Aug 30, 2026

2221 BOSTON WAY

MODESTO, CA 95355
4
Beds
3
Baths
1,876 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.11 ac
Lot SizeThe size of the land the home sits on, from county records.
1991
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
3
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$510K
$476K low$545K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$4,620 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$425,066 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$108,614
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$316,452
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$425,066

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.42
10
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
43
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
49
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
12
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
98
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.6 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.6%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyStanislaus
Lot (acres)The size of the land the home sits on, from county records.0.11
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
HeatingThe type of heating system in the home.Central
CoolingThe type of cooling or air conditioning in the home.Central
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.Yes
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Patio · 112 ft²

Transaction History(4)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

M
Daniel J. Savage Middle SchoolC
Middle · Grades 6–8 · 0.6 mi
E
Orchard Elementary SchoolC+
Elementary · Grades KG–5 · 0.9 mi
H
James C. Enochs High SchoolB+
High · Grades 9–12 · 1.1 mi

District: Sylvan Union Elementary School District

Neighborhood · ZIP 95355These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.94
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.87
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.124

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.97%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.16%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.10%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.2.1%
PopulationHow many people live in this area.63,384
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.6,614 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$79,606
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$103,888
Average tempThe average temperature here across a full year.61°F
Annual precipHow much rain and melted snow falls here in a typical year.13 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.78%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

2221 Boston Way measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth more than 67% of homes in Stanislaus County
  • Costs less per square foot than 65% of homes in Stanislaus County
  • Bigger than 68% of homes in Stanislaus County
  • Has a smaller lot than 92% of homes in Modesto 95355
  • Newer than 66% of homes in Stanislaus County

What homes are worth in Modesto 95355

Each bar is how many homes fall in that price range. The marker is this home.

This home
$300K$765K

This home is worth more than 58% of homes in Modesto 95355.

How it measures up in Modesto 95355

The dot is this home. The mark in the middle is the typical home in Modesto 95355.

Estimated value$510,069
CheaperTypical $483,694Pricier

Pricier than 58% of homes nearby

Price per ft²$272
CheaperTypical $279Pricier

Pricier than 43% of homes nearby

Living area1,876 ft²
SmallerTypical 1,740 ft²Bigger

Bigger than 59% of homes nearby

Lot size0.11 ac
SmallerTypical 0.15 acBigger

Bigger than 8% of homes nearby

Year built1991
OlderTypical 1986Newer

Newer than 65% of homes nearby

How 2221 Boston Way ranks against every home in each area.
MeasureThis homeModesto 95355Stanislaus County
Estimated valuepricier than$510,06958% of homes67% of homes
Price per ft²pricier than$27243% of homes35% of homes
Living areabigger than1,876 ft²59% of homes68% of homes
Lot sizebigger than0.11 ac8% of homes8% of homes
Year builtnewer than199165% of homes66% of homes

About 2221 Boston Way

How much is 2221 Boston Way, Modesto, CA worth?

The TopHap Estimate for 2221 Boston Way, Modesto, CA is $510,069 as of Aug 30, 2026. The likely range is $475,635 to $544,503. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 2221 Boston Way, Modesto, CA last sell?

2221 Boston Way, Modesto, CA last sold on May 25, 2005, according to the county's recorded deed. TopHap holds 2 recorded sales for this parcel.

How big is 2221 Boston Way, Modesto, CA?

2221 Boston Way, Modesto, CA has 4 bedrooms, 3 bathrooms, 1,876 square feet of living space and a 0.11-acre lot.

When was 2221 Boston Way, Modesto, CA built?

2221 Boston Way, Modesto, CA was built in 1991, making it 35 years old. The building has 2 stories.

What schools serve 2221 Boston Way, Modesto, CA?

2221 Boston Way, Modesto, CA is assigned to Daniel J. Savage Middle School (middle), rated C; Orchard Elementary School (elementary), rated C+; James C. Enochs High School (high), rated B+. All sit in Sylvan Union Elementary School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 2221 Boston Way, Modesto, CA compare to other homes in Modesto 95355?

Among the 17,727 homes in Modesto 95355, it is worth more than 58% of them ($510,069 against a typical $483,694), its price per square foot is higher than 43% of them ($272 against a typical $279), it is bigger than 59% of them (1,876 ft² against a typical 1,740 ft²), its lot is bigger than 8% of them (0.11 ac against a typical 0.15 ac) and it is newer than 65% of them (1991 against a typical 1986). Measured against all of Stanislaus County, it is worth more than 67% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 2221 Boston Way, Modesto, CA?

The 2025 property tax bill for 2221 Boston Way, Modesto, CA was $4,620. The county assessed it at $425,066.

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