5700 W WILSON St #102 · Banning, CA 92220

$109,000

2 bd · 2.0 ba · 1,920 sqft · Manufactured public records · 52 Days on market

Built 1981 $57/sqft · 16% below area Est $130k · 16% under ↓ 31% since listing

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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 +14.8/15.0
• 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

* * * H U G E . .. .PRICE REDUCTION * * * ~EXCEPTIONALLY LARGE TRIPLE WIDE BOASTS 1920 SQFT WITH CURB APPEAL SITUATED ON A CORNER LOT LOCATED IN BANNINGS ALL-AGE GATED COMMUNITY OF LINDA VISTA~UPGRADES INCLUDE . .. BRAND NEW FURNACE INSTALLED IN FEB 2025, NEW AC IN JULY 2018, PAINTED INTERIOR IN 2021 PLUS PAINTED EXTERIOR, KITCHEN UPGRADES INCLUDE NEWER COOKTOP, NEWER OVEN AND DISPOSAL REPLACED IN 2022~H U G E BRIGHT LIVING ROOM WITH WALL TO WALL FRONT WINDOWS, CATHEDRAL CEILINGS WITH CEILING FAN~LARGE DINING ROOM WITH BUILT-IN HUTCH~SPRAWLING KITCHEN WITH CABINETS AND COUNTER SPACE GALORE PLUS PASS THROUGH WINDOW~KITCHEN HAS AN EAT-IN DINING ROOM WITH CEILING FAN PLUS A DOUBLE DOOR

Key facts

• Home warranty
• Gated community
• Termite clearance

Tags

• HOME WARRANTY
• TERMITE CLEARANCE
• CORNER LOT
• GATED COMMUNITY
• BRAND NEW FURNACE
• NEW AC

Property features AI

Finance

• Other: Located in LINDA VISTA park; Community features include dog park and suburban setting; Directions: Enter park, make a left and it's immediately on the right corner
• Financial info: Land lease amount: $1,039 per month; Land lease source: Park; Manager approval required; Pets allowed
• HOA & community: Park land lease (monthly)

Exterior

• Parking: Attached carport with 2 parking spaces
• Utilities: Public sewer; District/public water
• Home design: Single-story; Mobile home remains on site; Mobile unit approximately 36' x 60'; Entry from carport and front
• Construction: Composition/shingle roof; Assessor-sourced year built
• Exterior features: Front enclosed porch; Patio; Community pool; Yard; One shed

Interior

• Kitchen: Garbage disposal; Dishwasher
• Bedrooms: Entry level: 1
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Cathedral/vaulted ceilings; Community spa
• Laundry & utility: Dedicated laundry room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $109k.

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 ($2k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.6% 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-, schools F, amenities 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.
• Market conditions: Rents rising (+3.6%/yr); 312 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,472/mo this rent would consume 47% of the median local household income ($63k/yr) (locally 1146% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.27% ✓
• Cap rate: 20.56%
• Cash-on-cash: 50.96%
• DSCR: 3.27
• GRM: 3.7

CMA / ARV

• ARV (median comp): $130,000
• List price: $109,000
• Delta: -16.15%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5700 W Wilson St #86	0.00mi	2/2.0	1,880 (-2%)	3mo	$158,300	$84	94
5700 W Wilson St #139	0.00mi	2/2.0	1,920 (0%)	18mo	$160,000	$83	85
5700 W Wilson St #115	0.03mi	2/2.0	1,776 (-8%)	11mo	$150,000	$84	77
5700 Wilson #80	0.08mi	2/2.0	1,728 (-10%)	20mo	$145,500	$84	63

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: 49.4%
• Equity multiple: 3.17×
• Total profit: $66,317
• Equity at exit: $16,252

10-year hold

• IRR: 55.1%
• Equity multiple: 6.57×
• Total profit: $169,981
• Equity at exit: $9,424

Cash invested: $30,520 (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: 312
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,472 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$40 /mo · $481/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $1,296

Break-even live

Break-even rent $832

Max offer price $109,000

Occupancy floor 43%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1626 Apollo Way Beaumont, CA	3.0	2.5	2141	$2,900	$1.35	4d	1	0.66mi
5891 Riviera Ave Banning, CA	2.0	3.0	1456	$2,350	$1.61	43d	1	0.71mi
1690 Lewis Crk Beaumont, CA	2.0	2.0	1540	$2,500	$1.62	24d	1	1.10mi

Listing history 25 events

1. 2026-06-18
   days on market $109,000 Active 52 DOM
2. 2026-06-17
   days on market $109,000 Active 51 DOM
3. 2026-06-16
   days on market $109,000 Active 50 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   price $109,000 Active 49 DOM
6. 2026-06-15
   days on market $119,000 Active 49 DOM
7. 2026-06-13
   days on market $119,000 Active 47 DOM
8. 2026-06-13
   days on market $119,000 Active 46 DOM
9. 2026-06-09
   days on market $119,000 Active 43 DOM
10. 2026-06-08
    days on market $119,000 Active 42 DOM
11. 2026-06-07
    days on market $119,000 Active 41 DOM
12. 2026-06-04
    days on market $119,000 Active 38 DOM
13. 2026-06-03
    days on market $119,000 Active 37 DOM
14. 2026-06-02
    days on market $119,000 Active 36 DOM
15. 2026-06-01
    days on market $119,000 Active 35 DOM
16. 2026-05-31
    days on market $119,000 Active 34 DOM
17. 2026-04-27
    listed $119,000 Active 1858-char remark
18. 2026-04-17
    historical
19. 2025-10-27
    price $127,000
20. 2025-09-12
    listed $137,000 Active
21. 2025-08-26
    historical
22. 2025-07-29
    price $130,000
23. 2025-05-16
    price $139,900
24. 2025-04-22
    price $154,900
25. 2025-02-14
    listed $159,000 Active

ⓘ 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: $481 · $40/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: +$347/yr (+$29/mo · 72.1%)

ⓘ 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: $29,670
• − Mortgage interest: −$6,106
• − Property taxes: −$481
• − Insurance: −$545
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − Depreciation: −$3,171
• Taxable income: $14,619
• Est. tax owed @ 24.0%: −$3,509
• After-tax cash flow: $12,045/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

-31.4% since first listed

10 events — show timeline

• 2026-06-15 Price Changed $109,000 CRMLS
• 2026-04-27 Listed $119,000 CRMLS
• 2026-04-17 Listing Removed — CRMLS
• 2025-10-27 Price Changed $127,000 CRMLS
• 2025-09-12 Listed $137,000 CRMLS
• 2025-08-26 Listing Removed — CRMLS
• 2025-07-29 Price Changed $130,000 CRMLS
• 2025-05-16 Price Changed $139,900 CRMLS
• 2025-04-22 Price Changed $154,900 CRMLS
• 2025-02-14 Listed $159,000 CRMLS

Property tax history

+0.2%/yr

Latest (2025): $481 · +5.1% YoY. Source: county tax records.