5700 W Wilson St #76 · Banning, CA 92220

$70,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 13 Days on market

Built 1980 Est $129k · 46% under

---

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 +4.0/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Amazing value! Priced for a quick sale! Welcome to 5700 W Wilson St Spc 76! This beautifully maintained home is located in a desirable ALL AGES community. It features 2 bedrooms and 2 full bathrooms, along with two spacious living room areas that provide flexibility for entertaining or relaxing. The home also includes a separate laundry room area and a generously sized primary suite with a remodeled primary bathroom featuring a walk-in shower and ample storage. Step outside to the inviting porch and enjoy peaceful, serene moments. The backyard has been thoughtfully upgraded with turf for easy accessibility and low maintenance, while mature landscaping and a fully fenced yard create a priva

Key facts

• Upgraded backyard
• Walk-in shower
• Mature landscaping

Tags

• SEPARATE LAUNDRY ROOM
• REMODELED PRIMARY BATHROOM
• WALK-IN SHOWER
• UPGRADED BACKYARD
• MATURE LANDSCAPING
• FULLY FENCED YARD

Property features AI

Finance

• Other: Double body type (multi-unit/mobile park classification); Manager approval required for residency
• Financial info: Land lease required: $1,049 per month
• HOA & community: Park name: Linda Vista; Association amenities include pool, spa, clubhouse, banquet facilities, outdoor cooking area, barbecue, fire pit, picnic area, dog park, controlled access; Pets permitted (manager approval required); Community features: curbs, biking, hiking, foothills, street lighting, park

Exterior

• Parking: Covered parking; Carport with 2 spaces; Detached garage with 2 spaces; Driveway parking (total 4 parking spaces)
• Security: Gated community with automatic gate; Controlled access (community)
• Utilities: Public sewer; District / public water
• Home design: Single-story mobile home (Somerset model); Mobile home remains on site; Entry level: 1; Total of 1 story; Has a view
• Construction: Shingle roof; Construction materials: unknown; Foundation and year-built source from public records
• Exterior features: Front porch; Open patio; Community pool; Two sheds on property; Back yard; Garden; Sprinkler system; Level lot with street access

Interior

• Kitchen: Kitchen open to family room; Free-standing range; Range/stove hood; Dishwasher
• Bedrooms: Primary bedroom on main floor; All bedrooms located on the ground level
• Flooring: Carpet; Wood flooring
• Bathrooms: Two full bathrooms; Main floor full bath; Walk-in shower; Dual / multiple shower heads; Low-flow shower; Linen closet / bathroom storage; Remodeled bathroom features
• Heating & cooling: Central heating with furnace; Central electric cooling (dual zones)
• Interior features: Built-in shelving/cabinetry; Unfurnished; Ceiling fans; Recessed lighting; Open floor plan; Storage space; Main door on left side of property; Single-level home (one story); Gated community with automatic gate; Community spa
• Laundry & utility: Separate laundry room; Washer included; Dryer included; Gas and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 25.9% vs local median 3.0% in Banning — 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 48/100 on livability (#1,192 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime C-, amenities F, commute F.
• Beaumont Unified (suburban): math 32% / reading 60% proficiency, ranked #168 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sundance Elementary (734 students, 68% FRL) — zoned schools average 68% FRL vs 45% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 318 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 38% of the median local income ($63k/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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000

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 F-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: 2.84% ✓
• Cap rate: 25.94%
• Cash-on-cash: 70.18%
• DSCR: 4.12
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $128,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5700 W Wilson St #128	0.00mi	2/2.0	1,248 (0%)	12mo	$132,500	$106	90
5700 W Wilson St #117	0.00mi	2/2.0	1,248 (0%)	13mo	$129,000	$103	89
5700 W WILSON St #64	0.00mi	2/2.0	1,248 (0%)	21mo	$135,000	$108	82
5700 W WILSON St #1	0.11mi	2/2.0	1,344 (+8%)	0mo	$130,000	$97	82
5700 W Wilson St #19	0.10mi	3/2.0 (+1)	1,248 (0%)	12mo	$131,500	$105	81
5700 W WILSON St #65	0.10mi	2/2.0	1,248 (0%)	22mo	$115,000	$92	77
5700 W Wilson St #99	0.00mi	3/2.0 (+1)	1,344 (+8%)	8mo	$125,000	$93	76
5700 W Wilson St #29	0.00mi	3/2.0 (+1)	1,152 (-8%)	11mo	$124,000	$108	73
5700 W Wilson St #57	0.00mi	2/2.0	1,344 (+8%)	18mo	$110,000	$82	72
5700 W Wilson St #90	0.00mi	2/2.0	1,344 (+8%)	19mo	$130,000	$97	72
5700 W Wilson St #37	0.00mi	2/2.0	1,344 (+8%)	20mo	$65,000	$48	70
5700 W WILSON St #119	0.07mi	2/2.0	1,344 (+8%)	19mo	$138,500	$103	68

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 · 3.58% rent growth · sell at horizon

5-year hold

• IRR: 70.3%
• Equity multiple: 4.21×
• Total profit: $62,824
• Equity at exit: $10,437

10-year hold

• IRR: 74.5%
• Equity multiple: 8.83×
• Total profit: $153,533
• Equity at exit: $6,052

Cash invested: $19,600 (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 92220

• Rents YoY: 3.6%
• Active inventory: 318
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$367
• Tax from tax record: −$28 /mo · $336/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $1,146

Break-even live

Break-even rent $537

Max offer price $70,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,186	-5% $1,166	+0% $1,146	+5% $1,126	+10% $1,107
Rent	-10% $989	-5% $1,068	+0% $1,146	+5% $1,225	+10% $1,303
Rate	-1.0pp $1,182	-0.5pp $1,164	base $1,146	+0.5pp $1,128	+1.0pp $1,110

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5464 Evelyn Dr Banning, CA	2.0	1.0	851	$1,900	$2.23	45d	1	0.21mi
5464 Evelyn Dr Banning, CA	2.0	1.0	851	$1,900	$2.23	16d	1	0.21mi
228 Janan Ct Banning, CA	2.0	1.0	1100	$2,100	$1.91	0d	1	0.25mi
5001 W Wilson St Unit 103 Banning, CA	1.0	1.0	751	$1,600	$2.13	0d	1	0.50mi
5001 W Wilson St Unit 227 Banning, CA	2.0	1.0	833	$1,700	$2.04	3d	1	0.50mi
5891 Riviera Ave Banning, CA	2.0	3.0	1456	$2,350	$1.61	45d	1	0.71mi
3911 W Ramsey St Unit 204 Banning, CA	2.0	1.0	800	$1,650	$2.06	6d	1	1.21mi
3880 W Jacinto View Rd Unit A Banning, CA	2.0	2.0	780	$1,395	$1.79	25d	1	1.23mi
1378 Snead St Banning, CA	2.0	2.0	1150	$2,200	$1.91	16d	1	1.24mi

Listing history 10 events

1. 2026-06-21
   status $70,000 Pending Sale 13 DOM
2. 2026-06-03
   days on market $70,000 Active 13 DOM
3. 2026-06-02
   days on market $70,000 Active 12 DOM
4. 2026-06-01
   days on market $70,000 Active 11 DOM
5. 2026-05-31
   days on market $70,000 Active 10 DOM
6. 2026-05-21
   listed $70,000 Active
7. 2009-07-04
   historical
8. 2009-04-10
   listed $25,475
9. 2009-04-01
   historical
10. 2008-11-25
    listed $29,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $336 · $28/mo
• Projected year-2 tax: $532 · $44/mo
• Expected delta: +$196/yr (+$16/mo · 58.4%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 6/10 Major 6 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 18 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,856
• − Mortgage interest: −$3,921
• − Property taxes: −$336
• − Insurance: −$350
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$2,036
• Taxable income: $13,396
• Est. tax owed @ 24.0%: −$3,215
• After-tax cash flow: $10,540/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: Beaumont Unified
• NCES district ID: 0604290
• Math proficiency: 32% ▼ -4.00%
• Reading proficiency: 60% ▲ 11.00%
• Median HH income: $60,635
• Composite: 40.37/100
• National rank: #3736
• State rank: #168 of 517 in CA

Livability — Banning

• Score: 48/100
• State rank: #1192
• US rank: #26047

Category grades

Amenities F Commute F Cost of living F Crime C- Employment F Housing B+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Banning, CA
• County: Riverside County · 2,287,001 people
• City population: 33,755
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 33,755
• Household income: $62,599
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 1146.0

Population outlook (Riverside County) Hauer SSP2

• Today (2025): 2,664,475 people
• By 2030: 2,802,692 · +5.2%
• By 2040: 3,050,904 · +14.5%
• By 2050: 3,256,783 · +22.2%
• By 2075: 3,655,058 · +37.2%
• By 2100: 3,766,594 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 35% Two or more races 21% Black 6% Asian 5% Native American 4%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 1% Romanian 1% Portuguese 1%
• Foreign-born: 17% · Canada, South Korea, China
• Languages at home: 65% English-only · Spanish 29% Tagalog/Filipino 1% Other Indo-European 1%

Political lean MEDSL · Riverside

• 2024 margin: Toss-up / Even · D 48.0% · R 49.3% · Other 2.6%
• 2008→2024 swing: -3.6pp toward R · 2008: 2.3pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: D+8.0 2016: D+4.3 2012: R+0.4 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -343.32%
• Current HPI: 342.4268
• Rent YoY: ▲ 3.58%
• Metro: Riverside-San Bernardino-Ontario, 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

+134.1% since first listed

7 events — show timeline

• 2026-06-20 Pending — CRMLS
• 2026-06-17 Relisted — CRMLS
• 2026-05-21 Listed $70,000 CRMLS
• 2009-07-04 Listing Removed — CRMLS
• 2009-04-10 Listed $25,475 CRMLS
• 2009-04-01 Listing Removed — CRMLS
• 2008-11-25 Listed $29,900 CRMLS

Property tax history

+4.1%/yr

Latest (2025): $336 · +1.5% YoY. Source: county tax records.