605 Pringle Ave #22 · Galt, CA 95632

$92,000

2 bd · 1.5 ba · 696 sqft · Manufactured · 83 Days on market

Built 1974 Good condition Est $82k · 12% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully remodeled two-bedroom, one-and-a-half-bathroom mobile home located in 55+ community. This inviting home features a spacious layout with modern updates throughout, offering both comfort and style. Enjoy your morning coffee or unwind in the evening on the cozy front porch-perfect for relaxing and taking in the peaceful surroundings. This home offers great potential, a low-maintenance lifestyle, and a convenient location, all while being move-in ready. It's an excellent opportunity you won't want to miss.

Key facts

• Modern updates
• Convenient location
• Spacious layout

Tags

• REMODELED MOBILE HOME
• SPACIOUS LAYOUT
• MODERN UPDATES
• COZY FRONT PORCH
• LOW MAINTENANCE LIFESTYLE
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: No homeowners association; Located in a senior community; Land lease: No (monthly land lease amount listed separately)

Exterior

• Parking: Attached covered parking
• Utilities: Natural gas connected; Public water; Public sewer; 220 volts in laundry
• Home design: Manufactured home in park (single wide); Built in 1974
• Construction: Foam roof; Aluminum/metal skirting; Westbrook manufactured home
• Exterior features: Storage shed(s); Regular-shaped lot

Interior

• Kitchen: Dishwasher; Microwave; Kitchen space that accommodates a dining area
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom; 1 half bathroom; Bathtub
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Pantry cabinet in kitchen; Covered porch; Storage area
• Laundry & utility: Washer/dryer hookups inside; 220V outlet in laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $92k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $920 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $86k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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: 308 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 $636 of loan paydown is wiped out by about $3k 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 $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($86k) 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 $86,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 2.14% ✓
• Cap rate: 18.29%
• Cash-on-cash: 42.86%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $82,128
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 Pringle Ave #55	0.04mi	2/1.0	720 (+3%)	9mo	$50,000	$69	83
820 N Lincoln Way #73	0.13mi	3/1.0 (+1)	684 (-2%)	4mo	$45,000	$66	80
820 Lincoln #78	0.14mi	2/2.0	720 (+3%)	7mo	$73,000	$101	80
604 Pringle Ave #65	0.11mi	2/1.0	720 (+3%)	12mo	$75,000	$104	77
604 - 15 Pringle Ave #15	0.12mi	2/1.0	702 (+1%)	22mo	$105,000	$150	72
820 N Lincoln Way #31	0.09mi	2/1.0	728 (+5%)	23mo	$86,000	$118	67
604 Pringle Ave #47	0.08mi	1/1.0 (-1)	756 (+9%)	18mo	$95,000	$126	60
820 N Lincoln Way #39	0.17mi	2/1.0	624 (-10%)	17mo	$75,000	$120	58

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: 39.7%
• Equity multiple: 2.70×
• Total profit: $43,724
• Equity at exit: $13,717

10-year hold

• IRR: 46.0%
• Equity multiple: 5.41×
• Total profit: $113,654
• Equity at exit: $7,954

Cash invested: $25,760 (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: 308
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,969 medium
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,380/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $920

Break-even live

Break-even rent $805

Max offer price $92,000

Occupancy floor 48%

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: $23,000
• Closing costs: $2,760
• 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	1d	1	0.77mi

Listing history 13 events

1. 2026-06-18
   days on market $92,000 Active 83 DOM
2. 2026-06-17
   days on market $92,000 Active 82 DOM
3. 2026-06-16
   days on market $92,000 Active 81 DOM
4. 2026-06-15
   days on market $92,000 Active 80 DOM
5. 2026-06-13
   days on market $92,000 Active 78 DOM
6. 2026-06-13
   days on market $92,000 Active 77 DOM
7. 2026-06-09
   days on market $92,000 Active 74 DOM
8. 2026-06-08
   days on market $92,000 Active 73 DOM
9. 2026-06-07
   days on market $92,000 Active 72 DOM
10. 2026-06-03
    days on market $92,000 Active 68 DOM
11. 2026-06-02
    days on market $92,000 Active 67 DOM
12. 2026-06-01
    days on market $92,000 Active 66 DOM
13. 2026-05-31
    days on market $92,000 Active 65 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: $23,634
• − Mortgage interest: −$5,153
• − Property taxes: −$1,380
• − Insurance: −$460
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$2,676
• Taxable income: $10,183
• Est. tax owed @ 24.0%: −$2,444
• After-tax cash flow: $8,597/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This beautifully remodeled two-bedroom mobile home is move-in ready with good condition and minimal repairs needed. It offers a low-maintenance lifestyle and great potential for both resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear on the cabinets.
• Minor Kitchen countertops — Light wear and tear on the countertops.
• Minor Bathroom fixtures — Light wear and tear on the bathroom fixtures.
• Minor Landscaping — Basic landscaping with some potted plants, could be improved for curb appeal.

Value-add opportunities

• Both Painting and updating kitchen cabinets and countertops — Fresh paint and updated cabinets and countertops would enhance both resale and rental value.
• Both Landscaping improvements — Improved landscaping would enhance curb appeal and potentially increase both resale and rental value.
• Both HVAC maintenance and tune-up — Regular HVAC maintenance would improve comfort and energy efficiency, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear and tear on the cabinets.	Minor	$500–3,000
Kitchen countertops · Light wear and tear on the countertops.	Minor	$500–3,000
Bathroom fixtures · Light wear and tear on the bathroom fixtures.	Minor	$500–3,000
Landscaping · Basic landscaping with some potted plants, could be improved for curb appeal.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets and countertops — Fresh paint and updated cabinets and countertops would enhance both resale and rental value. ↑
• Both Landscaping improvements — Improved landscaping would enhance curb appeal and potentially increase both resale and rental value. ↑
• Both HVAC maintenance and tune-up — Regular HVAC maintenance would improve comfort and energy efficiency, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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