605 Pringle Ave #35 · Galt, CA 95632

$119,500

2 bd · 2.0 ba · 1,080 sqft · Manufactured · 7 Days on market

Built 1973 Est $92k · 30% over

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Why this score? — see what drove the C+ 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
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Affordability meets functionality! (First things first, seller is offering an $8,000.00 credit for flooring repair/replacement, due to a leak realized, that caused damage to flooring. ) This updated mobile home offers comfort, style and exceptional value. Recent improvements throughout the home, along with furnishings, included as an option, make this a move in ready opportunity for its next owner. The Central heat/air conditioning system is less than 2 years old, while both bathrooms were tastefully remodeled within the past 2 years. The kitchen was fully renovated within the past 5 years, creating a modern and inviting space for everyday living. Don't miss this opportunity to own an affor

Key facts

• Storage shed
• Workshop
• Remodeled bathrooms

Tags

• CENTRAL HEAT AIR CONDITIONING
• REMODELED BATHROOMS
• FULLY RENOVATED KITCHEN
• COVERED TANDEM PARKING
• STORAGE SHED
• WORKSHOP

Property features AI

Finance

• Other: Located in a park with a land lease amount noted separately
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Covered parking
• Utilities: Public water; Public sewer; Natural gas connected; Master electric meter; 220V in laundry; Cable available
• Home design: Manufactured in park (double wide); Golden Heritage make; Updated/Remodeled; Built in 1973
• Construction: Metal roof; Aluminum and other skirting
• Exterior features: Fenced yard; Patio awning; Carport awning; Outbuilding / workshop / shed(s)

Interior

• Kitchen: Free-standing refrigerator; Gas cook top; Built-in gas range; Dishwasher; Disposal; Wood counters
• Bedrooms: 2 bedrooms (includes master bedroom)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Updated/remodeled interior; Porch steps and covered porch/deck; Porch; Dual-pane partial windows; Storage; Great room layout; Dining/Living combo; Wood counters in kitchen; Furnished negotiable; Pets allowed (cats and dogs; size limit)
• Laundry & utility: Washer and dryer included; Indoor laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $853 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 14.9% 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; 2 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 $826 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $119,500

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.78% ✓
• Cap rate: 14.86%
• Cash-on-cash: 30.59%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $91,800
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Pringle Ave #9	0.00mi	2/2.0	1,040 (-4%)	6mo	$60,650	$58	88
820 N Lincoln Way #67	0.07mi	2/2.0	1,040 (-4%)	8mo	$110,000	$106	84
820 N Lincoln Way #1	0.14mi	2/2.0	1,100 (+2%)	8mo	$84,500	$77	84
604 Pringle Ave #18	0.14mi	2/2.0	1,120 (+4%)	15mo	$159,900	$143	75
820 N Lincoln Way #76	0.14mi	2/2.0	1,080 (0%)	24mo	$120,000	$111	74
605 Pringle Ave #41	0.04mi	2/2.0	930 (-14%)	6mo	$72,000	$77	70
605 - 17 Pringle Ave #17	0.04mi	3/2.0 (+1)	1,120 (+4%)	23mo	$95,000	$85	68

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: 25.3%
• Equity multiple: 2.05×
• Total profit: $34,991
• Equity at exit: $17,818

10-year hold

• IRR: 33.0%
• Equity multiple: 4.01×
• Total profit: $100,550
• Equity at exit: $10,332

Cash invested: $33,460 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,125 medium
• Mortgage (P&I): −$627
• Tax est. 1.5%: −$149 /mo · $1,792/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $853

Break-even live

Break-even rent $1,045

Max offer price $119,500

Occupancy floor 55%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 2 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
410 5th St Unit 1 Galt, CA	2.0	1.5	900	$1,895	$2.11	1d	1	1.16mi

Listing history 7 events

1. 2026-06-18
   days on market $119,500 Active 7 DOM
2. 2026-06-17
   days on market $119,500 Active 6 DOM
3. 2026-06-16
   days on market $119,500 Active 5 DOM
4. 2026-06-15
   days on market $119,500 Active 4 DOM
5. 2026-06-13
   days on market $119,500 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $119,500 Active 1 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: $25,500
• − Mortgage interest: −$6,694
• − Property taxes: −$1,792
• − Insurance: −$598
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − Depreciation: −$3,476
• Taxable income: $8,860
• Est. tax owed @ 24.0%: −$2,126
• After-tax cash flow: $8,109/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