820 N Lincoln Way Spc #93 Spc 93 · Galt, CA 95632

$127,000

3 bd · 2.0 ba · 1,488 sqft · Manufactured · 18 Days on market

Built 1976 Est $144k · 12% 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 +12.9/15.0
• 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 Galt Mobile Estates, a quiet, pet-friendly family community where comfort, convenience, and community come together! This spacious and corner lot home features both a living room and family room, a large, covered porch, ample vehicle awning parking, central heating, and additional storage space. Inside, you'll find an updated kitchen with modern countertops, cabinets, and stainless-steel appliances, along with attractive laminate flooring throughout and double pane windows. The bathroom has also been refreshed with an updated shower and flooring awaiting your final touches. Residents enjoy an impressive array of amenities, including a recently renovated clubhouse featuring a kitc

Key facts

• Covered porch
• Corner lot home
• Updated kitchen

Tags

• CORNER LOT HOME
• COVERED PORCH
• UPDATED KITCHEN
• MODERN COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• ATTRACTIVE LAMINATE FLOORING

Property features AI

Finance

• HOA & community: Pets allowed; Clubhouse; Playground; Laundry (community); Park; Picnic area

Exterior

• Parking: Awning - car; Guest parking; RV parking
• Utilities: Public water; Public sewer; Internet available
• Home design: Manufactured in park (mobile home); Double wide
• Construction: Wood siding
• Exterior features: Porch; Front yard; Corner lot

Interior

• Kitchen: Stone counters; Disposal; Free-standing range; Refrigerator; Updated kitchen
• Flooring: Laminate
• Bathrooms: 2 bathrooms (both full)
• Heating & cooling: Central heating; Ceiling fan(s); No air conditioning
• Interior features: Updated kitchen; Dining area; Family room; Storage
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $127k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $127k).
• Recommended offer: $125k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.1% 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; 3 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 33% 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 $878 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($125k) 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 $125,095 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — 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: 2.23% ✓
• Cap rate: 19.14%
• Cash-on-cash: 45.89%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $144,336
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 N Lincoln Way #94	0.13mi	3/2.0	1,440 (-3%)	14mo	$160,000	$111	77
604 Pringle Ave #1	0.28mi	3/2.0	1,582 (+6%)	1mo	$195,000	$123	75
604 Pringle Ave #127	0.28mi	3/2.0	1,440 (-3%)	12mo	$75,000	$52	71
604 Pringle Ave #16	0.23mi	2/2.0 (-1)	1,440 (-3%)	15mo	$140,000	$97	67
605 Pringle Ave #40	0.19mi	3/2.0	1,440 (-3%)	23mo	$46,000	$32	67
605 Pringe Ave #13	0.16mi	2/2.0 (-1)	1,344 (-10%)	10mo	$100,000	$74	63
604 Pringle Ave #122	0.22mi	2/2.0 (-1)	1,440 (-3%)	21mo	$98,000	$68	62
604 Pringle Ave #121	0.23mi	2/2.0 (-1)	1,272 (-14%)	5mo	$130,000	$102	56

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: 43.1%
• Equity multiple: 2.86×
• Total profit: $66,070
• Equity at exit: $18,936

10-year hold

• IRR: 49.2%
• Equity multiple: 5.76×
• Total profit: $169,227
• Equity at exit: $10,981

Cash invested: $35,560 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,832 medium
• Mortgage (P&I): −$666
• Tax est. 1.5%: −$159 /mo · $1,905/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $1,360

Break-even live

Break-even rent $1,111

Max offer price $127,000

Occupancy floor 47%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.53mi
1002 Bay Terrace Dr Galt, CA	3.0	2.5	1535	$2,750	$1.79	1d	1	1.31mi
410 5th St Unit 1 Galt, CA	2.0	1.5	900	$1,895	$2.11	1d	1	1.37mi

Listing history 13 events

1. 2026-06-18
   days on market $127,000 Active 18 DOM
2. 2026-06-17
   days on market $127,000 Active 17 DOM
3. 2026-06-16
   days on market $127,000 Active 16 DOM
4. 2026-06-15
   days on market $127,000 Active 15 DOM
5. 2026-06-13
   days on market $127,000 Active 13 DOM
6. 2026-06-13
   days on market $127,000 Active 12 DOM
7. 2026-06-09
   days on market $127,000 Active 9 DOM
8. 2026-06-08
   days on market $127,000 Active 8 DOM
9. 2026-06-07
   days on market $127,000 Active 7 DOM
10. 2026-06-03
    days on market $127,000 Active 3 DOM
11. 2026-06-02
    days on market $127,000 Active 2 DOM
12. 2026-05-31
    remarks 699-char remark
13. 2026-05-31
    listed $127,000 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: $33,987
• − Mortgage interest: −$7,114
• − Property taxes: −$1,905
• − Insurance: −$635
• − Repairs & maintenance: −$2,719
• − Management: −$2,719
• − Depreciation: −$3,695
• Taxable income: $15,201
• Est. tax owed @ 24.0%: −$3,648
• After-tax cash flow: $12,670/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

Price history

1 event — show timeline

• 2026-05-31 Listed $127,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

-3.6%/yr

Latest (2025): $180 · +4.3% YoY. Source: county tax records.