604 Pringle Ave #94 · Galt, CA 95632

$154,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 270 Days on market

Built 1977 Est $140k · 10% 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
• ARV discount +2.9/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BEAUTIFULLY UPDATED 3 BRM, 2 BATH HOME IN HIGHLY SOUGHT AFTER 55 & OLDER GATED COMMUNITY. THIS MOVE-IN READY HOME HAS BEEN COMPLETELY RENOVATED WITH MODERN FINISHES & THOUGHTFUL UPGRADES, OFFERING COMFORT AND STYLE IN A PEACEFUL SENIOR-FRIENDLY ENVIRONMENT. HOME WAS TAKEN OFF MARKET FOR A COUPLE OF WEEKS WHILE SELLER TOOK CARE OF ITEMS FROM RECENT TERMITE INSPECTION. SO CLEARANCE IS AVAILABLE. AMAZING LOCATION WITH 2 CAR SIDE-BY-SIDE COVERED CARPORT RIGHT UP FRONT AND HOME BACKS TO GREENBELT AREA SO NO NEIGHBORS RIGHT TO THE BACK OF YOU. THIS STUNNING WELL CARED FOR HOME HAS BEEN COMPLETELY REMODELED FEATURES A NEWER HVAC UNIT, DUAL PANE WINDOWS, SHEETROCKED WALLS, KITCHEN APPLI

Key facts

• Kitchen appliances
• Covered carport
• Backs to greenbelt

Tags

• COVERED CARPORT
• BACKS TO GREENBELT
• NEWER HVAC UNIT
• DUAL PANE WINDOWS
• KITCHEN APPLIANCES
• CABINETRY

Property features AI

Finance

• Other: Located at 604 Pringle Ave #94, Galt, CA 95632; Directions available to the home within the park
• HOA & community: No homeowners association; Located in a senior community; Land lease: No (land lease amount listed separately)

Exterior

• Parking: Covered parking
• Utilities: Natural gas connected; Public water; Public sewer; 220 volts in laundry
• Home design: Manufactured home in a park; Double-wide; Built in 1977; Updated/remodeled
• Construction: Champion manufactured home; Aluminum/metal skirting
• Exterior features: Regular-shaped lot; Shed(s); Covered patio and covered deck

Interior

• Kitchen: Free-standing gas range; Dishwasher; Garbage disposal; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Updated/remodeled interior; Dual-pane windows; Covered deck and covered patio; Great room living area; Kitchen and family room combined; Pantry cabinets and synthetic countertops
• Laundry & utility: Washer and dryer included; Laundry located inside; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $154k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $154k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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: 308 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 34% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 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 1977 — 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: 1.88% ✓
• Cap rate: 15.82%
• Cash-on-cash: 34.01%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $139,680
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 Pringle Ave #127	0.09mi	3/2.0	1,440 (0%)	12mo	$75,000	$52	86
604 Pringle Ave #1	0.09mi	3/2.0	1,582 (+10%)	1mo	$195,000	$123	78
604 Pringle Ave #16	0.12mi	2/2.0 (-1)	1,440 (0%)	15mo	$140,000	$97	77
820 N Lincoln Way #94	0.33mi	3/2.0	1,440 (0%)	14mo	$160,000	$111	72
605 Pringle Ave #40	0.20mi	3/2.0	1,440 (0%)	23mo	$46,000	$32	72
604 Pringle Ave #122	0.17mi	2/2.0 (-1)	1,440 (0%)	21mo	$98,000	$68	70
605 Pringe Ave #13	0.19mi	2/2.0 (-1)	1,344 (-7%)	10mo	$100,000	$74	67
604 Pringle Ave #121	0.18mi	2/2.0 (-1)	1,272 (-12%)	5mo	$130,000	$102	63
605 Pringle Ave #26	0.18mi	2/2.0 (-1)	1,248 (-13%)	2mo	$125,000	$100	63
604 Pringle #76	0.05mi	2/2.0 (-1)	1,248 (-13%)	21mo	$102,000	$82	53

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: 29.4%
• Equity multiple: 2.23×
• Total profit: $52,929
• Equity at exit: $22,962

10-year hold

• IRR: 36.7%
• Equity multiple: 4.40×
• Total profit: $146,499
• Equity at exit: $13,315

Cash invested: $43,120 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,894 medium
• Mortgage (P&I): −$808
• Tax est. 1.5%: −$192 /mo · $2,310/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $1,222

Break-even live

Break-even rent $1,347

Max offer price $154,000

Occupancy floor 53%

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
567 Nathaniel Ave Galt, CA	3.0	2.0	1645	$2,850	$1.73	16d	1	0.56mi
410 5th St Unit 1 Galt, CA	2.0	1.5	900	$1,895	$2.11	2d	1	1.03mi
111 E St Galt, CA	4.0	2.0	1500	$2,795	$1.86	2d	1	1.16mi
243 Rio Mesa Ct Galt, CA	3.0	2.0	1582	$3,250	$2.05	2d	1	1.16mi

Listing history 4 events

1. 2026-06-03
   status $154,000 Pending 270 DOM
2. 2026-06-02
   days on market $154,000 Active 270 DOM
3. 2026-06-01
   days on market $154,000 Active 269 DOM
4. 2026-05-31
   days on market $154,000 Active 268 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 6 d/yr ≥101°F today · 13 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: $34,731
• − Mortgage interest: −$8,626
• − Property taxes: −$2,310
• − Insurance: −$770
• − Repairs & maintenance: −$2,778
• − Management: −$2,778
• − Depreciation: −$4,480
• Taxable income: $12,987
• Est. tax owed @ 24.0%: −$3,117
• After-tax cash flow: $11,549/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

+12.3%/yr

Latest (2025): $240 · +0.8% YoY. Source: county tax records.