5700 W Wilson #42 · Banning, CA 92220

$115,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 20 Days on market

Built 1987 $92/sqft · at area comps Est $120k · 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 +9.2/15.0
• 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 MLS

This Home is Located in the Linda Vista community which is an All Ages Mobile park, Home offers 3 Bedroom and 2 baths, the floor plan it's a split plan where the Primary bedroom is on one end and the other two at the other end, > The community has many things to offer to residents like swimming pool, hot tub, sauna, dog park, club house, Pickleball courts, Shuffleboard, firepit and picnic area, the Club house offer events for different age groups. Access to freeways and services are just a short distance away. Home is located near club house.

Key facts

• Gated community
• Dog park
• Clubhouse

Tags

• GATED COMMUNITY
• INDOOR LAUNDRY ROOM
• SWIMMING POOL
• DOG PARK
• CLUBHOUSE
• PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $898 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.7% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $795 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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.
• Current owner paid $10k; list at $115k implies a 995% gain — meaningful room to come down on a strong offer.

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 $113,275 (1.5% below list)

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: 1.73% ✓
• Cap rate: 15.66%
• Cash-on-cash: 33.46%
• DSCR: 2.49
• GRM: 4.8

CMA / ARV

• ARV (median comp): $119,512
• List price: $115,000
• Delta: -3.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

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: 29.3%
• Equity multiple: 2.23×
• Total profit: $39,667
• Equity at exit: $17,147

10-year hold

• IRR: 36.9%
• Equity multiple: 4.50×
• Total profit: $112,832
• Equity at exit: $9,943

Cash invested: $32,200 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$603
• Tax from tax record: −$22 /mo · $261/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $898

Break-even live

Break-even rent $852

Max offer price $115,000

Occupancy floor 50%

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: $28,750
• Closing costs: $3,450
• 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	43d	1	0.21mi
5464 Evelyn Dr Banning, CA	2.0	1.0	851	$1,900	$2.23	14d	1	0.21mi
228 Janan Ct Banning, CA	2.0	1.0	1100	$2,100	$1.91	1d	1	0.25mi
5001 W Wilson St Unit 103 Banning, CA	1.0	1.0	751	$1,600	$2.13	1d	1	0.50mi
5001 W Wilson St Unit 227 Banning, CA	2.0	1.0	833	$1,700	$2.04	1d	1	0.50mi
5891 Riviera Ave Banning, CA	2.0	3.0	1456	$2,350	$1.61	43d	1	0.71mi
3911 W Ramsey St Unit 204 Banning, CA	2.0	1.0	800	$1,650	$2.06	5d	1	1.21mi
3880 W Jacinto View Rd Unit A Banning, CA	2.0	2.0	780	$1,395	$1.79	23d	1	1.23mi
1378 Snead St Banning, CA	2.0	2.0	1150	$2,200	$1.91	14d	1	1.24mi

Listing history 48 events

1. 2026-06-18
   days on market $115,000 Active 20 DOM
2. 2026-06-17
   days on market $115,000 Active 19 DOM
3. 2026-06-16
   days on market $115,000 Active 18 DOM
4. 2026-06-15
   pricedays on market $115,000 Active 17 DOM
5. 2026-06-13
   days on market $125,000 Active 15 DOM
6. 2026-06-13
   days on market $125,000 Active 14 DOM
7. 2026-06-09
   days on market $125,000 Active 11 DOM
8. 2026-06-08
   days on market $125,000 Active 10 DOM
9. 2026-06-07
   days on market $125,000 Active 9 DOM
10. 2026-06-04
    days on market $125,000 Active 6 DOM
11. 2026-06-03
    days on market $125,000 Active 5 DOM
12. 2026-06-02
    days on market $125,000 Active 4 DOM
13. 2026-06-01
    days on market $125,000 Active 3 DOM
14. 2026-05-31
    days on market $125,000 Active 2 DOM
15. 2026-04-14
    price $115,000 551-char remark

    Show marketing remark (551 chars)

    This Home is Located in the Linda Vista community which is an All Ages Mobile park, Home offers 3 Bedroom and 2 baths, the floor plan it's a split plan where the Primary bedroom is on one end and the other two at the other end, > The community has many things to offer to residents like swimming pool, hot tub, sauna, dog park, club house, Pickleball courts, Shuffleboard, firepit and picnic area, the Club house offer events for different age groups. Access to freeways and services are just a short distance away. Home is located near club house.

16. 2026-01-12
    listed $120,000 Active 551-char remark

    Show marketing remark (551 chars)

    This Home is Located in the Linda Vista community which is an All Ages Mobile park, Home offers 3 Bedroom and 2 baths, the floor plan it's a split plan where the Primary bedroom is on one end and the other two at the other end, > The community has many things to offer to residents like swimming pool, hot tub, sauna, dog park, club house, Pickleball courts, Shuffleboard, firepit and picnic area, the Club house offer events for different age groups. Access to freeways and services are just a short distance away. Home is located near club house.

17. 2026-01-11
    historical
18. 2025-12-20
    price $124,999
19. 2025-12-05
    price $127,499
20. 2025-12-03
    price $124,999
21. 2025-11-07
    listed $129,999 Active
22. 2025-10-30
    historical
23. 2025-10-02
    price $128,989
24. 2025-09-03
    price $128,999
25. 2025-08-25
    listed $129,999 Active
26. 2025-08-20
    historical
27. 2025-07-22
    price $130,000
28. 2025-06-24
    listed $135,000 Active
29. 2025-06-23
    historical
30. 2025-04-29
    price $134,000
31. 2025-01-02
    listed $139,000 Active
32. 2019-12-31
    historical
33. 2019-05-01
    price $39,900
34. 2019-01-14
    listed $45,900 Active
35. 2018-11-01
    historical
36. 2018-10-15
    status Active
37. 2018-10-02
    historical Hold Do Not Show
38. 2018-08-28
    price $35,900
39. 2018-05-01
    listed $36,900 Active
40. 2016-06-09
    historical
41. 2015-12-08
    listed $55,000 Active
42. 2010-11-30
    soldstatus $10,500 Closed
43. 2010-10-30
    status Pending
44. 2010-08-09
    price $10,900
45. 2010-07-12
    price $14,900
46. 2010-03-24
    listed $24,000 Active
47. 2005-10-20
    historical
48. 2005-01-31
    listed $55,000

ⓘ 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: $261 · $22/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$613/yr (+$51/mo · 234.7%)

ⓘ 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: −$6,442
• − Property taxes: −$261
• − Insurance: −$575
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$3,345
• Taxable income: $9,416
• Est. tax owed @ 24.0%: −$2,260
• After-tax cash flow: $8,514/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

+109.1% since first listed

34 events — show timeline

• 2026-04-14 Price Changed $115,000 CRMLS
• 2026-01-12 Listed $120,000 CRMLS
• 2026-01-11 Listing Removed — CRMLS
• 2025-12-20 Price Changed $124,999 CRMLS
• 2025-12-05 Price Changed $127,499 CRMLS
• 2025-12-03 Price Changed $124,999 CRMLS
• 2025-11-07 Listed $129,999 CRMLS
• 2025-10-30 Listing Removed — CRMLS
• 2025-10-02 Price Changed $128,989 CRMLS
• 2025-09-03 Price Changed $128,999 CRMLS
• 2025-08-25 Listed $129,999 CRMLS
• 2025-08-20 Listing Removed — CRMLS
• 2025-07-22 Price Changed $130,000 CRMLS
• 2025-06-24 Listed $135,000 CRMLS
• 2025-06-23 Listing Removed — CRMLS
• 2025-04-29 Price Changed $134,000 CRMLS
• 2025-01-02 Listed $139,000 CRMLS
• 2019-12-31 Listing Removed — CRMLS
• 2019-05-01 Price Changed $39,900 CRMLS
• 2019-01-14 Listed $45,900 CRMLS
• 2018-11-01 Listing Removed — CRMLS
• 2018-10-15 Relisted — CRMLS
• 2018-10-02 Delisted — CRMLS
• 2018-08-28 Price Changed $35,900 CRMLS
• 2018-05-01 Listed $36,900 CRMLS
• 2016-06-09 Listing Removed — GPSMLS
• 2015-12-08 Listed $55,000 GPSMLS
• 2010-11-30 Sold (MLS) $10,500 CRMLS
• 2010-10-30 Pending — CRMLS
• 2010-08-09 Price Changed $10,900 CRMLS
• 2010-07-12 Price Changed $14,900 CRMLS
• 2010-03-24 Listed $24,000 CRMLS
• 2005-10-20 Listing Removed — CRMLS
• 2005-01-31 Listed $55,000 CRMLS

Property tax history

-1.4%/yr

Latest (2025): $261 · +2.1% YoY. Source: county tax records.