105 Kent · Galt, CA 95632

$88,750

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records

Built 1974 6,899 sqft lot

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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 +7.5/15.0
• 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

Investor's special or buyer ready to roll up their sleeves! Located in the heart of Galt, this one-story 3-bed, 2-bath home sits on a generous ~6,900 sq ft lot with excellent RV/boat access. The functional floor plan includes a great-room concept living area and a private master suite offering solid bones built in 1974 with plenty of potential for cosmetic renovation, value add or rental enhancement. This property is being sold AS-IS, with occupancy status assumed, so it's ideal for investors, rehabbers or buyers willing to complete the work and enjoy the upside. Prime location near shopping, dining and freeway access. Strong possibility for upside after improvements. Don't miss your chanc

Key facts

• 6,899 sq ft lot
• 2 garage spots
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

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 $89k).
• Cap rate 25.4% 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-, amenities F, commute 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.
• Zoned schools: Valley Oaks Elementary (504 students, 80% FRL); Robert L. Mccaffrey Middle (746 students, 55% FRL); Galt High (996 students, 59% FRL).
• Market conditions: 313 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 30% 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 $614 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 0 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,750

Questions for the listing agent

1. Built in 1974 — 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: 2.89% ✓
• Cap rate: 25.39%
• Cash-on-cash: 68.22%
• DSCR: 4.04
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $406,224
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 Tudor St	0.13mi	3/2.0	1,080 (+7%)	6mo	$410,000	$380	77
150 Branding Iron Way	0.32mi	2/2.0 (-1)	1,019 (+1%)	4mo	$473,000	$464	75
209 Cindy Ln	0.05mi	3/2.0	1,041 (+3%)	22mo	$420,000	$403	74
909 Meadowview Dr	0.13mi	3/2.0	1,095 (+9%)	12mo	$440,000	$402	69
217 Dover Dr	0.13mi	3/2.0	1,095 (+9%)	13mo	$405,000	$370	68
1121 Creekside Way	0.31mi	3/1.0	1,080 (+7%)	9mo	$405,000	$375	62
690 Pestana Dr	0.42mi	3/2.0	1,059 (+5%)	20mo	$440,000	$415	55
137 F St	0.26mi	2/1.0 (-1)	924 (-8%)	14mo	$404,000	$437	54
1134 1st St	0.38mi	3/2.0	1,080 (+7%)	23mo	$445,000	$412	52
402 F St	0.48mi	3/1.0	1,146 (+14%)	2mo	$425,000	$371	50
9966 New Hope Rd	0.75mi	3/1.0	1,100 (+9%)	1mo	$580,000	$527	45

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: 67.6%
• Equity multiple: 4.04×
• Total profit: $75,632
• Equity at exit: $13,233

10-year hold

• IRR: 71.8%
• Equity multiple: 8.32×
• Total profit: $181,873
• Equity at exit: $7,673

Cash invested: $24,850 (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: 2.9×

Monthly cashflow live

• Estimated rent: $2,565 medium
• Mortgage (P&I): −$465
• Tax est. 1.5%: −$111 /mo · $1,331/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $1,413

Break-even live

Break-even rent $776

Max offer price $88,750

Occupancy floor 40%

Sensitivity live

Price	-10% $1,474	-5% $1,443	+0% $1,413	+5% $1,382	+10% $1,351
Rent	-10% $1,210	-5% $1,311	+0% $1,413	+5% $1,514	+10% $1,615
Rate	-1.0pp $1,457	-0.5pp $1,435	base $1,413	+0.5pp $1,390	+1.0pp $1,366

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: $22,188
• Closing costs: $2,662
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 E St Galt, CA	4.0	2.0	1500	$2,795	$1.86	0d	1	0.28mi
410 5th St Unit 1 Galt, CA	2.0	1.5	900	$1,895	$2.11	0d	1	0.55mi
228 McFarland St Apt 6 Galt, CA	2.0	1.0	700	$1,640	$2.34	0d	1	0.82mi

Listing history 4 events

1. 2025-12-01
   price $88,750
2. 2025-11-05
   historical
3. 2025-11-04
   listed $179,743
4. 2021-09-10
   soldstatus $345,000

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 15 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: $30,775
• − Mortgage interest: −$4,971
• − Property taxes: −$1,331
• − Insurance: −$444
• − Repairs & maintenance: −$2,462
• − Management: −$2,462
• − Depreciation: −$2,582
• Taxable income: $16,523
• Est. tax owed @ 24.0%: −$3,965
• After-tax cash flow: $12,987/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

-74.3% since first listed

4 events — show timeline

• 2025-12-01 Price Changed $88,750 FRESNOMLS
• 2025-11-05 Delisted — FRESNOMLS
• 2025-11-04 Listed $179,743 FRESNOMLS
• 2021-09-10 Sold (Public Records) $345,000 Public Records

Property tax history

+17.5%/yr

Latest (2025): $7,114 · +65.5% YoY. Source: county tax records.