Updated Residential Income
For Sale
$114,900
68-604 Pringle Ave, Galt, CA 95632
HUD-built residence with modernized interiors, private outdoor features, and access to a gated age-restricted community.
Property Size784 SF
Price / SF$146.56
Days on Market30
Property Features for 68-604 Pringle Ave
General Information
Standard status
Active
Size
784 SF
Property subtype
Manufactured In Park
Listing Agency:
COG Executive Realty
5399763
Listed By:
Valerie Van Horn
5399763
Source:
Exprealty
Added: Aug 2
Changed: Aug 30
Last Checked: Aug 30 at 5:58PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of COG Executive Realty
Investment Insights
Based on property information with market context.
This HUD-built residence dates to 1978 and has been substantially refreshed during 2022 and 2023. Improvements include laminate flooring, updated interior doors, sheetrock on most walls, beadboard detailing in the living room, and dual-pane windows. The kitchen features new cabinetry, an electric range, built-in microwave, and stone countertops. The bathroom includes a large vanity, extensive built-in cabinetry, and a walk-in shower. Central heating and air conditioning serve the home.
The second bedroom now accommodates the laundry area while retaining space for a bed or craft area. Additional interior storage is provided by hallway cabinetry with a countertop. Exterior features include a front porch or deck, a rear-door ramp, security screen doors, a security system, a lemon tree, and a raised garden bed. The property is located within a gated community restricted to residents age 55 and older.
The second bedroom now accommodates the laundry area while retaining space for a bed or craft area. Additional interior storage is provided by hallway cabinetry with a countertop. Exterior features include a front porch or deck, a rear-door ramp, security screen doors, a security system, a lemon tree, and a raised garden bed. The property is located within a gated community restricted to residents age 55 and older.
Key Highlights
- 1978 HUD‑built residence with updates completed in 2022 and 2023
- Updated kitchen with cabinetry, electric range, built‑in microwave, and stone countertops
- Refreshed bathroom with walk‑in shower and built‑in storage
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$10,465
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
9.11%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$209,300
$209.3K
Cap Rate 7%
$149,500
$149.5K
Cap Rate 9%
$116,278
$116.3K
Market Conditions
NOI Build-Up for 784 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$20.4K $26.04/SF
− Vacancy
−$1.4K −$1.77/SF
EGI
$19.0K $24.27/SF
− OpEx
−$8.6K −$10.92/SF
NOI
$10.5K $13.35/SF
Area
Sacramento County, CA
Vacancy
6.80%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$209,300
Cap Rate 7%
$149,500
Cap Rate 9%
$116,278
Alternative Uses
Best Use
Apartment 5plus
$149.5K
$130.8K – $174.4K
NOI $10,465 @ 7.0% cap · market cap 9.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$208.9K
$182.8K – $243.7K
NOI $14,620 @ 7.0% cap · market cap 12.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
255
Businesses Nearby
Explore this area
Business Placement
Demographics for 95632, CA
31,470
Population
10,521
Households
3
Avg Household Size
37
Median Age
22%
College-Educated
83%
High-School Grad
113.3 sq mi
ZIP Area
278
Density / Sq Mi
$90,933
Median Household Income
$40,428
Median Earnings
$1,490
Median Rent
$487,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - HUD-built residence with modernized interiors, private outdoor features, and access to a gated age-restricted community.
Where is this residential income property located?
The property is located at 68-604 Pringle Ave Galt, CA.
What is the asking price?
The asking price for this property is $114,900.
What are key features of this property?
This property features: 1978 HUD‑built residence with updates completed in 2022 and 2023; Updated kitchen with cabinetry, electric range, built‑in microwave, and stone countertops; Refreshed bathroom with walk‑in shower and built‑in storage
