3800 W Wilson #219 · Banning, CA 92220

$119,999

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 205 Days on market

Built 2006

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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
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful open layout home in Mountain Springs community! Home is perfect for wheelchair accessibility. Kitchen with wheelchair accessible island, pantry, large dining area. Spacious living room. 3rd bedroom has closet and was opened up to join living room to make more entertaining area for guests. Primary bedroom has access to bathroom suite and an office. Primary bathroom has two showers, one is regular and other is wheelchair accessible and very roomy. Attached office is wonderful for a reading nook or craft room. Other wing of home has the guest bedroom and guest bathroom. Layout is situated nicely so that the bedrooms are on opposite sides of the home. Laundry room is next to kitchen. Oversized 1.5 car garage. Lots of storage space along the walls. Patio is covered and has plenty of room for lounge furniture and outdoor dining. Home backs up to a small greenbelt area.

Key facts

• Garage
• Community pool
• Built 2006

Property features AI

Finance

• Other: Location coordinates available; Directions: From W Wilson St, Oregon Trail to Comstock Rd; home on the right side
• Financial info: Monthly land lease (park-managed)
• HOA & community: Senior community; Park name: Mountain Springs; Manager approval required; Monthly land lease

Exterior

• Parking: Attached garage with direct access; Garage has a single door (approximately 1.5 parking spaces total)
• Security: Smoke detector
• Utilities: Standard electric service; Public/district water; Public sewer; Sewer, electricity and water connected
• Home design: Single-story mobile/manufactured home (26' x 56'); One total story; Shingle roof; Lap siding
• Construction: Concrete slab foundation
• Exterior features: Covered concrete patio; Community pool; Vinyl fencing; Paved lot with greenbelt; Wheelchair access; Mobile home remains; Has view; Street lighting and sidewalks in neighborhood; Paved road access

Interior

• Kitchen: Refrigerator; Gas range and gas oven; Dishwasher; Tile countertops; Kitchen island
• Bedrooms: Primary bedroom; All bedrooms on main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Tile counters; Shower in tub; Walk-in shower
• Heating & cooling: Central furnace
• Interior features: Ceiling fan; Double pane windows with blinds and screens; Smoke detector; One-level entry
• Laundry & utility: Inside laundry room; Washer and dryer included; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

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 $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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.
• Banning Unified (suburban): math 15% / reading 25% proficiency, ranked #1,258 of 1,400 in CA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.6%/yr); 318 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,479/mo this rent would consume 48% 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (14%) 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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.07% ✓
• Cap rate: 18.28%
• Cash-on-cash: 42.82%
• DSCR: 2.91
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $243,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3800 W Wilson St #14	0.00mi	2/2.0 (-1)	1,440 (-1%)	2mo	$240,000	$167	92
3800 W Wilson St #394	0.16mi	3/2.0	1,440 (-1%)	3mo	$117,250	$81	89
3800 W Wilson #157	0.00mi	2/2.0 (-1)	1,440 (-1%)	9mo	$261,000	$181	86
3800 W Wilson #208	0.00mi	3/2.0	1,344 (-8%)	6mo	$130,000	$97	83
3800 W Wilson St #295	0.00mi	2/2.0 (-1)	1,536 (+6%)	8mo	$250,000	$163	79
3800 Wilson St #369	0.00mi	3/2.0	1,634 (+12%)	2mo	$130,000	$80	78
3800 W Wilson St #256	0.00mi	2/2.0 (-1)	1,344 (-8%)	8mo	$252,500	$188	76
3800 W Wilson St #17	0.00mi	2/2.0 (-1)	1,248 (-14%)	1mo	$295,000	$236	70
3800 W Wilson St #2	0.00mi	2/2.0 (-1)	1,248 (-14%)	8mo	$265,000	$212	64
4133 W WILSON #19	0.47mi	2/2.0 (-1)	1,440 (-1%)	9mo	$117,000	$81	64
3800 W Wilson #59	0.25mi	2/2.0 (-1)	1,248 (-14%)	1mo	$222,000	$178	59
4133 W Wilson Ave #74	0.46mi	2/2.0 (-1)	1,248 (-14%)	9mo	$128,500	$103	42

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: 40.2%
• Equity multiple: 2.74×
• Total profit: $58,369
• Equity at exit: $17,892

10-year hold

• IRR: 46.8%
• Equity multiple: 5.62×
• Total profit: $155,177
• Equity at exit: $10,375

Cash invested: $33,600 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,479 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $1,199

Break-even live

Break-even rent $961

Max offer price $119,999

Occupancy floor 47%

Sensitivity live

Price	-10% $1,267	-5% $1,233	+0% $1,199	+5% $1,165	+10% $1,131
Rent	-10% $1,003	-5% $1,101	+0% $1,199	+5% $1,297	+10% $1,395
Rate	-1.0pp $1,259	-0.5pp $1,230	base $1,199	+0.5pp $1,168	+1.0pp $1,136

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1949 W Williams St Banning, CA	3.0	2.0	1108	$2,350	$2.12	25d	1	1.00mi
228 Janan Ct Banning, CA	2.0	1.0	1100	$2,100	$1.91	0d	1	1.19mi

Listing history 25 events

1. 2026-06-21
   days on market $119,999 Active 205 DOM
2. 2026-06-18
   days on market $119,999 Active 202 DOM
3. 2026-06-17
   days on market $119,999 Active 201 DOM
4. 2026-06-16
   days on market $119,999 Active 200 DOM
5. 2026-06-15
   days on market $119,999 Active 199 DOM
6. 2026-06-13
   days on market $119,999 Active 197 DOM
7. 2026-06-13
   days on market $119,999 Active 196 DOM
8. 2026-06-09
   days on market $119,999 Active 193 DOM
9. 2026-06-08
   days on market $119,999 Active 192 DOM
10. 2026-06-07
    days on market $119,999 Active 191 DOM
11. 2026-06-04
    days on market $119,999 Active 188 DOM
12. 2026-06-03
    days on market $119,999 Active 187 DOM
13. 2026-06-02
    days on market $119,999 Active 186 DOM
14. 2026-06-01
    days on market $119,999 Active 185 DOM
15. 2026-05-31
    days on market $119,999 Active 184 DOM
16. 2026-05-17
    status Active
17. 2026-04-07
    historical Active Under Contract
18. 2026-03-28
    price $119,999
19. 2026-02-16
    price $130,000
20. 2026-01-21
    price $134,999
21. 2025-11-28
    listed $139,999 Active
22. 2025-11-26
    historical $139,999
23. 2022-08-02
    soldstatus $140,000 Closed Sale 886-char remark

    Show marketing remark (886 chars)

    Beautiful open layout home in Mountain Springs community! Home is perfect for wheelchair accessibility. Kitchen with wheelchair accessible island, pantry, large dining area. Spacious living room. 3rd bedroom has closet and was opened up to join living room to make more entertaining area for guests. Primary bedroom has access to bathroom suite and an office. Primary bathroom has two showers, one is regular and other is wheelchair accessible and very roomy. Attached office is wonderful for a reading nook or craft room. Other wing of home has the guest bedroom and guest bathroom. Layout is situated nicely so that the bedrooms are on opposite sides of the home. Laundry room is next to kitchen. Oversized 1.5 car garage. Lots of storage space along the walls. Patio is covered and has plenty of room for lounge furniture and outdoor dining. Home backs up to a small greenbelt area.

24. 2022-07-11
    historical Active Under Contract 886-char remark

    Show marketing remark (886 chars)

    Beautiful open layout home in Mountain Springs community! Home is perfect for wheelchair accessibility. Kitchen with wheelchair accessible island, pantry, large dining area. Spacious living room. 3rd bedroom has closet and was opened up to join living room to make more entertaining area for guests. Primary bedroom has access to bathroom suite and an office. Primary bathroom has two showers, one is regular and other is wheelchair accessible and very roomy. Attached office is wonderful for a reading nook or craft room. Other wing of home has the guest bedroom and guest bathroom. Layout is situated nicely so that the bedrooms are on opposite sides of the home. Laundry room is next to kitchen. Oversized 1.5 car garage. Lots of storage space along the walls. Patio is covered and has plenty of room for lounge furniture and outdoor dining. Home backs up to a small greenbelt area.

25. 2022-07-09
    listed $110,000 Active 886-char remark

    Show marketing remark (886 chars)

    Beautiful open layout home in Mountain Springs community! Home is perfect for wheelchair accessibility. Kitchen with wheelchair accessible island, pantry, large dining area. Spacious living room. 3rd bedroom has closet and was opened up to join living room to make more entertaining area for guests. Primary bedroom has access to bathroom suite and an office. Primary bathroom has two showers, one is regular and other is wheelchair accessible and very roomy. Attached office is wonderful for a reading nook or craft room. Other wing of home has the guest bedroom and guest bathroom. Layout is situated nicely so that the bedrooms are on opposite sides of the home. Laundry room is next to kitchen. Oversized 1.5 car garage. Lots of storage space along the walls. Patio is covered and has plenty of room for lounge furniture and outdoor dining. Home backs up to a small greenbelt area.

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $958 · $80/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7 d/yr ≥100°F today · 19 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: $29,744
• − Mortgage interest: −$6,722
• − Property taxes: −$958
• − Insurance: −$600
• − Repairs & maintenance: −$2,379
• − Management: −$2,379
• − Depreciation: −$3,491
• Taxable income: $13,214
• Est. tax owed @ 24.0%: −$3,171
• After-tax cash flow: $11,217/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: Banning Unified
• NCES district ID: 0603840
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 25% ▼ -1.00%
• Median HH income: $39,303
• Composite: 20.12/100
• National rank: #13850
• State rank: #1258 of 1400 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

+9.1% since first listed

10 events — show timeline

• 2026-05-17 Relisted — CRMLS
• 2026-04-07 Contingent — CRMLS
• 2026-03-28 Price Changed $119,999 CRMLS
• 2026-02-16 Price Changed $130,000 CRMLS
• 2026-01-21 Price Changed $134,999 CRMLS
• 2025-11-28 Listed $139,999 CRMLS
• 2025-11-26 Coming Soon $139,999 CRMLS
• 2022-08-02 Sold (MLS) $140,000 CRMLS
• 2022-07-11 Contingent — CRMLS
• 2022-07-09 Listed $110,000 CRMLS

Property tax history

-2.4%/yr

Latest (2025): $958 · +2.0% YoY. Source: county tax records.