700 2nd St #46 · Galt, CA 95632

$179,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 5 Days on market

Built 1989 Est $248k · 28% 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 +15.0/15.0
• 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

Welcome to the Lovely Heritage Senior Park. Nestled in the Oaks of Galt. This home is a 1568 Square feet, 3 bedroom, 2 bath, upgrades include painting, flooring and water heater, in a great location in the complex. Open floorplan, large kitchen, refrigerator, extra freezer, washer/dryer included, huge living room, inside laundry area with cabinets and closet, includes a garden, fruit trees, and a shed. Park provides many resident activities and has a lovely clubhouse and pool. Low park rent space- $570, includes water, sewer and garbage makes this a dream come true. Pets allowed, RV for additional fee. Please drive the speed limit 10 MPH.

Key facts

• Lovely garden
• Clubhouse
• Open floorplan

Tags

• OPEN FLOORPLAN
• LOVELY GARDEN
• FRUIT TREES
• CLUBHOUSE
• POOL
• PETS ALLOWED

Property features AI

Finance

• Other: Lot is not land-leased (land lease listed separately); Address: 700 2nd St #46, Galt, CA 95632
• HOA & community: No homeowners association; Located in a senior community

Exterior

• Parking: Off-street covered parking; Guest parking available; No garage
• Utilities: Natural gas connected / gas plumbed; Public water; Public sewer; 220 volt outlet in laundry
• Home design: Manufactured home in a park; Double-wide; Built in 1989; Wood skirting; Bay Shore make
• Construction: Composition roof; Wood skirting
• Exterior features: Covered patio; Patio awning; Carport awning; Corner lot; Landscaped front and back with automatic sprinklers

Interior

• Kitchen: Free-standing gas range; Free-standing gas oven; Self-cleaning oven; Hood over range; Dishwasher; Disposal; Ice maker; Free-standing refrigerator; Laminate countertops
• Bedrooms: 3 bedrooms (including master bedroom)
• Flooring: Simulated wood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Ceiling fans
• Interior features: Accessible approach with ramp and accessible doors; Cathedral/vaulted living room ceiling; Dual-pane windows with screens; Patio awning and carport awning; Porch steps and porch ramp; Covered patio
• Laundry & utility: Washer and dryer included; Laundry located in an inside laundry closet/room; Dryer electric; 220 volts in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Cap rate 15.5% 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; 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).
• This rent runs 36% 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 $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major 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 $179,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.71% ✓
• Cap rate: 15.52%
• Cash-on-cash: 32.96%
• DSCR: 2.47
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $247,744
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 S 2nd St #28	0.00mi	2/2.0 (-1)	1,456 (-7%)	24mo	$230,000	$158	63
700 2nd St #59	0.00mi	2/2.0 (-1)	1,344 (-14%)	13mo	$154,000	$115	60

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: 28.1%
• Equity multiple: 2.17×
• Total profit: $58,601
• Equity at exit: $26,689

10-year hold

• IRR: 35.5%
• Equity multiple: 4.26×
• Total profit: $163,638
• Equity at exit: $15,477

Cash invested: $50,120 (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: 313
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $3,066 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $1,377

Break-even live

Break-even rent $1,323

Max offer price $179,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,478	-5% $1,427	+0% $1,377	+5% $1,326	+10% $1,061
Rent	-10% $1,134	-5% $1,256	+0% $1,377	+5% $1,498	+10% $1,619
Rate	-1.0pp $1,467	-0.5pp $1,422	base $1,377	+0.5pp $1,330	+1.0pp $1,283

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 E St Galt, CA	4.0	2.0	1500	$2,795	$1.86	2d	1	0.24mi
243 Rio Mesa Ct Galt, CA	3.0	2.0	1582	$3,250	$2.05	2d	1	0.53mi

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $387 · $32/mo
• Projected year-2 tax: $1,360 · $113/mo
• Expected delta: +$973/yr (+$81/mo · 251.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 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 24 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,792
• − Mortgage interest: −$10,027
• − Property taxes: −$387
• − Insurance: −$895
• − Repairs & maintenance: −$2,943
• − Management: −$2,943
• − Depreciation: −$5,207
• Taxable income: $14,389
• Est. tax owed @ 24.0%: −$3,453
• After-tax cash flow: $13,066/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

+0.2%/yr

Latest (2025): $387 · -1.4% YoY. Source: county tax records.