820 N Lincoln Way #7 · Galt, CA 95632

$78,900

2 bd · 2.0 ba · 720 sqft · Manufactured · 149 Days on market

Built 1967 Est $85k · 7% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +10.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

HOT SUMMER SALE! SELLER OFFERING 3 MONTHS OF FREE SPACE RENT IF BUYER CLOSES PRIOR TO JUNE 30, 2026. Adorable Spacious 2-3 Bedroom/2 Full Bath located in Galt Mobile Estates, an All Agent Park! Three Spaces for Parking included on lot. The Yard is extra large with a flourishing Orange Tree in the middle of the yard. The room with the Barn Door could be used for an extra bedroom, or living room. Wall units are Cooling/heating units! This Mobile Home has been top to bottom, inside and out renovated, roof just resealed, and Laundry hookups for a stackable unit in the Bathroom. Don't miss out on this gem!

Key facts

• Extra large yard
• Renovated roof
• Laundry hookups

Tags

• EXTRA LARGE YARD
• FLOURISHING ORANGE TREE
• LAUNDRY HOOKUPS
• RENOVATED ROOF

Property features AI

Finance

• Other: Located in Galt Mobile Estates (820 N Lincoln Way #7, Galt, CA 95632); Directions: Off Highway 99; turn on Simmerhorn, enter Galt Mobile Estates at 820 N Lincoln Way, Space 7
• Financial info: Land lease: No
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: 3 total parking spaces; Guest parking available; no garage
• Utilities: Cable available; Internet available; Natural gas connected; Public water; Public sewer; Electric service includes 220V in laundry
• Home design: Manufactured in park; Single-wide; Made by Prestige; Remodeled home; Built in 1967
• Construction: Metal roof; Wood skirting
• Exterior features: Porch awning; Covered patio; Regular-shaped lot

Interior

• Kitchen: Stone countertops; Free-standing gas range; Free-standing gas oven; Dishwasher; Microwave; Dining space in kitchen
• Bedrooms: 2 bedrooms (possible 3rd bedroom); Includes master bedroom
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Wall-mounted cooling units; Heating details: see remarks
• Interior features: Covered patio; Dual-pane full windows; Updated/remodeled condition; Porch awning; Unfurnished; Pets allowed
• Laundry & utility: Washer/dryer hookups inside a room; 220V in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.8% vs local median 3.3% in Galt — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 57/100 on livability (#733 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B; Watch: crime C-, schools D, amenities F.
• Galt Joint Union High (town): math 75% / reading 25% proficiency, ranked #137 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 313 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $545 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sacramento County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,432 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.52% ✓
• Cap rate: 21.84%
• Cash-on-cash: 55.54%
• DSCR: 3.47
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $84,960
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 Lincoln #78	0.09mi	2/2.0	720 (0%)	7mo	$73,000	$101	90
604 Pringle Ave #55	0.10mi	2/1.0	720 (0%)	9mo	$50,000	$69	84
604 Pringle Ave #65	0.17mi	2/1.0	720 (0%)	12mo	$75,000	$104	78
820 N Lincoln Way #73	0.09mi	3/1.0 (+1)	684 (-5%)	5mo	$45,000	$66	75
820 N Lincoln Way #31	0.04mi	2/1.0	728 (+1%)	23mo	$86,000	$118	73
604 - 15 Pringle Ave #15	0.15mi	2/1.0	702 (-2%)	22mo	$105,000	$150	66
604 Pringle Ave #47	0.14mi	1/1.0 (-1)	756 (+5%)	18mo	$95,000	$126	61
820 N Lincoln Way #39	0.12mi	2/1.0	624 (-13%)	17mo	$75,000	$120	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.9%
• Equity multiple: 3.37×
• Total profit: $52,366
• Equity at exit: $11,764

10-year hold

• IRR: 59.0%
• Equity multiple: 6.87×
• Total profit: $129,575
• Equity at exit: $6,822

Cash invested: $22,092 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 95632

• Active inventory: 313
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,984 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,184/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $1,022

Break-even live

Break-even rent $690

Max offer price $78,900

Occupancy floor 43%

Sensitivity live

Price	-10% $1,077	-5% $1,050	+0% $1,022	+5% $995	+10% $968
Rent	-10% $866	-5% $944	+0% $1,022	+5% $1,101	+10% $1,179
Rate	-1.0pp $1,062	-0.5pp $1,043	base $1,022	+0.5pp $1,002	+1.0pp $981

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $19,725
• Closing costs: $2,367
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 McFarland St Apt 6 Galt, CA	2.0	1.0	700	$1,640	$2.34	2d	1	0.83mi

Listing history 14 events

1. 2026-06-21
   days on market $78,900 Active 149 DOM
2. 2026-06-18
   days on market $78,900 Active 146 DOM
3. 2026-06-17
   days on market $78,900 Active 145 DOM
4. 2026-06-16
   days on market $78,900 Active 144 DOM
5. 2026-06-15
   days on market $78,900 Active 143 DOM
6. 2026-06-13
   days on market $78,900 Active 141 DOM
7. 2026-06-13
   days on market $78,900 Active 140 DOM
8. 2026-06-09
   days on market $78,900 Active 137 DOM
9. 2026-06-08
   days on market $78,900 Active 136 DOM
10. 2026-06-07
    days on market $78,900 Active 135 DOM
11. 2026-06-03
    days on market $78,900 Active 131 DOM
12. 2026-06-02
    days on market $78,900 Active 130 DOM
13. 2026-06-01
    days on market $78,900 Active 129 DOM
14. 2026-05-31
    days on market $78,900 Active 128 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,814
• − Mortgage interest: −$4,420
• − Property taxes: −$1,184
• − Insurance: −$394
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$2,295
• Taxable income: $11,710
• Est. tax owed @ 24.0%: −$2,811
• After-tax cash flow: $9,459/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Galt Joint Union High
• NCES district ID: 0614820
• Math proficiency: 75% ▲ 48.00%
• Reading proficiency: 25% ▼ -32.00%
• Median HH income: $62,916
• Composite: 44.24/100
• National rank: #2844
• State rank: #137 of 517 in CA

Livability — Galt

• Score: 57/100
• State rank: #733
• US rank: #21603

Category grades

Amenities F Commute F Cost of living F Crime C- Employment B Housing A+ Health & safety C+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galt, CA
• County: Sacramento County · 1,539,646 people
• City population: 32,493
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 32,493
• Household income: $102,239
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 476.0

Population outlook (Sacramento County) Hauer SSP2

• Today (2025): 1,660,763 people
• By 2030: 1,732,990 · +4.3%
• By 2040: 1,855,755 · +11.7%
• By 2050: 1,941,335 · +16.9%
• By 2075: 2,046,162 · +23.2%
• By 2100: 1,961,444 · +18.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 45% Hispanic / Latino 44% Two or more races 16% Asian 5% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Russian 4% Italian 2% Slovak 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 63% English-only · Spanish 32% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Sacramento

• 2024 margin: D (+19.7) · D 58.1% · R 38.4% · Other 3.5%
• 2008→2024 swing: +0.7pp no change · 2008: 19.0pp · 2024: 19.7pp
• All cycles: 2024: D+19.7 2020: D+25.3 2016: D+23.7 2012: D+16.3 2008: D+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -309.48%
• Current HPI: 309.3197
• Rent YoY: —
• Metro: Sacramento-Roseville-Folsom, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Property tax history

+0.6%/yr

Latest (2025): $80 · -0.3% YoY. Source: county tax records.