604 Pringle Ave #2 · Galt, CA 95632

$114,000

2 bd · 2.0 ba · 1,162 sqft · Manufactured · 33 Days on market

Built 1972 Good condition Est $116k · at est.

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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
• ARV discount +8.4/15.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller is offering a 1 year buyer home warranty plan!! Welcome to this spacious and well-maintained 2-bedroom, 2-bath home located in the desirable Three Palms 55+ Community. This charming double-wide offers comfortable, low-maintenance living with bright living spaces, ceiling fans, lighting in every bedroom, and an enclosed front porch with both front and rear access. The home also features an EZ Electrical handicap lift for added accessibility and two storage sheds measuring approximately 9'8'' x 4'10'' and 8'2'' x 8'2'' (buyer to verify). Recent updates include a hot water heater installed in 2022, paint, leveling, and flooring completed in 2024. Goodman split heat/air unit installed in

Key facts

• Community clubhouse
• Swimming pool
• Two storage sheds

Tags

• ENCLOSED FRONT PORCH
• EZ ELECTRICAL HANDICAP LIFT
• TWO STORAGE SHEDS
• COMMUNITY CLUBHOUSE
• SWIMMING POOL

Property features AI

Finance

• HOA & community: No homeowners association; Land lease required ($850 monthly)

Exterior

• Parking: Covered parking; Guest parking available; No garage
• Utilities: Natural gas connected; Public water; Public sewer; 220 volt outlet in laundry
• Home design: Manufactured home (double wide) in park; Model/Make: Skyline; Year built 1972; Senior community; Entry/address: 604 Pringle Ave #2, Galt, CA 95632
• Construction: Aluminum skirting
• Exterior features: Metal roof; Shed(s) on property; Regular-shaped lot; Located in a mobile home park (land lease applies)

Interior

• Kitchen: Free-standing refrigerator; Dishwasher; Disposal; Double oven; Electric cooktop; Breakfast area
• Bedrooms: 2 bedrooms (including master bedroom)
• Flooring: Laminate; Linoleum; Other
• Bathrooms: 2 full bathrooms; Double sinks; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Porch with steps, railings, and an enclosed patio; Sun room; Living room; Dining area combined with living or space in kitchen; Skylight in kitchen; Laminate countertops; Pets allowed with number and size limits
• Laundry & utility: Laundry closet inside with electric hookup (220V in laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $114k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $890 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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 $788 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($111k) 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 $110,580 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.86% ✓
• Cap rate: 15.66%
• Cash-on-cash: 33.47%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $116,200
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Pringle Ave #26	0.11mi	2/2.0	1,248 (+7%)	2mo	$125,000	$100	81
604 Pringle Ave #18	0.10mi	2/2.0	1,120 (-4%)	15mo	$159,900	$143	77
604 Pringle Ave #121	0.09mi	2/2.0	1,272 (+10%)	5mo	$130,000	$102	76
820 N Lincoln Way #1	0.25mi	2/2.0	1,100 (-5%)	8mo	$84,500	$77	73
605 Pringle Ave #9	0.11mi	2/2.0	1,040 (-10%)	6mo	$60,650	$58	72
820 N Lincoln Way #67	0.17mi	2/2.0	1,040 (-10%)	8mo	$110,000	$106	68
604 Pringle #76	0.06mi	2/2.0	1,248 (+7%)	21mo	$102,000	$82	68
605 - 17 Pringle Ave #17	0.11mi	3/2.0 (+1)	1,120 (-4%)	23mo	$95,000	$85	65
820 N Lincoln Way #76	0.26mi	2/2.0	1,080 (-7%)	24mo	$120,000	$111	57

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: 28.7%
• Equity multiple: 2.20×
• Total profit: $38,264
• Equity at exit: $16,998

10-year hold

• IRR: 36.1%
• Equity multiple: 4.34×
• Total profit: $106,467
• Equity at exit: $9,857

Cash invested: $31,920 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,124 medium
• Mortgage (P&I): −$598
• Tax est. 1.5%: −$142 /mo · $1,710/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $890

Break-even live

Break-even rent $997

Max offer price $114,000

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: $28,500
• Closing costs: $3,420
• 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	0.71mi
410 5th St Unit 1 Galt, CA	2.0	1.5	900	$1,895	$2.11	1d	1	1.09mi

Listing history 13 events

1. 2026-06-18
   days on market $114,000 Active 33 DOM
2. 2026-06-17
   days on market $114,000 Active 32 DOM
3. 2026-06-16
   days on market $114,000 Active 31 DOM
4. 2026-06-15
   days on market $114,000 Active 30 DOM
5. 2026-06-13
   days on market $114,000 Active 28 DOM
6. 2026-06-13
   days on market $114,000 Active 27 DOM
7. 2026-06-09
   days on market $114,000 Active 24 DOM
8. 2026-06-08
   days on market $114,000 Active 23 DOM
9. 2026-06-07
   pricedays on market $114,000 Active 22 DOM
10. 2026-06-03
    days on market $117,000 Active 18 DOM
11. 2026-06-02
    days on market $117,000 Active 17 DOM
12. 2026-06-01
    days on market $117,000 Active 16 DOM
13. 2026-05-31
    days on market $117,000 Active 15 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: $25,491
• − Mortgage interest: −$6,386
• − Property taxes: −$1,710
• − Insurance: −$570
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − Depreciation: −$3,316
• Taxable income: $9,430
• Est. tax owed @ 24.0%: −$2,263
• After-tax cash flow: $8,421/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 well-maintained mobile home in a desirable community offers a good starting point for a cosmetic renovation to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — dated design
• Minor bathroom cabinets — wooden design

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would appeal to both buyers and renters
• Both bathroom renovation — updating the bathrooms would enhance the home's appeal
• Both HVAC system upgrade — a more efficient HVAC system would improve comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated design	Minor	$500–3,000
bathroom cabinets · wooden design	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would appeal to both buyers and renters ↑
• Both bathroom renovation — updating the bathrooms would enhance the home's appeal ↑
• Both HVAC system upgrade — a more efficient HVAC system would improve comfort and energy efficiency ↑

ⓘ 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