4133 W Wilson St #27 · Banning, CA 92220

$145,000

2 bd · 2.0 ba · 1,440 sqft · SingleFamily · 60 Days on market

Built 1976 $101/sqft · 11% above area Est $130k · 11% over ↓ 4% since listing

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Why this score? — see what drove the C+ 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
• Rent growth +3.4/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOK at ME. .. I'm the GORGEOUS ONE. .. with roses and landscaping. Step inside and see how Beautiful my soft colors are in my large, spacious living room with formal dining area & built in China Hutch. Love to cook & entertain? CIRCULAR KITCHEN with 4 breakfast bar stools invite conversation, company or just plenty of room to spread out and cook. I have a den/family room off the kitchen that has a sliding glass door to a roomy Enclosed Patio Room. Two large bedrooms, One bathroom has a tub/shower combo and the Primary has a walk-in shower and separate soaking tub, with double sinks. Don't miss the ALL NEW Dual Paned windows throughout and a gentle, soft, inspiring & relaxing Mural that was hand painted in Primary Suite to bring joy and provide calmness. Exit my back door through the Patio Room and you will smile. I guarantee it. I have a secret, private little covered patio with a table & 2 chairs just inviting you to relax. Ahhh, but no. .. Go down my steps and let your eyes grasp the beauty of a stunning, secluded, landscaped, private back yard, fruit trees include fig, apply, & peach. Check out my pictures and get so excited that you call my Agent to see me today! (Ser#A/B33223)

Key facts

• Enclosed patio room
• Dual paned windows
• Fruit trees

Tags

• ENCLOSED PATIO ROOM
• DUAL PANED WINDOWS
• PRIVATE COVERED PATIO
• LANDSCAPED PRIVATE BACK YARD
• FRUIT TREES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 42% 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 $1k 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 $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.52% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.94%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (median comp): $130,483
• List price: $145,000
• Delta: 11.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4546 Spring Ct	0.35mi	3/2.0 (+1)	1,433 (-0%)	8mo	$430,000	$300	71
1002 Oregon Trl	0.30mi	3/2.0 (+1)	1,538 (+7%)	1mo	$479,000	$311	69
3634 White Oak	0.32mi	3/2.0 (+1)	1,538 (+7%)	0mo	$500,000	$325	69
5270 Verbena Cir	0.73mi	2/2.0	1,404 (-2%)	2mo	$467,006	$333	60
1151 Aspen Ln	0.38mi	3/2.0 (+1)	1,538 (+7%)	8mo	$480,000	$312	59
1733 Oleander Pl	0.72mi	2/2.0	1,404 (-2%)	9mo	$435,000	$310	55
1352 Fiddleleaf	0.69mi	2/2.0	1,527 (+6%)	5mo	$475,000	$311	54
5281 Larkspur Rd	0.74mi	2/2.0	1,530 (+6%)	2mo	$478,598	$313	54
5097 Larkspur Rd	0.62mi	2/2.0	1,527 (+6%)	9mo	$490,000	$321	53
1474 Hummingbird Way	0.65mi	2/2.0	1,527 (+6%)	9mo	$470,000	$308	52
1065 Kingswell Ave	0.65mi	3/2.0 (+1)	1,364 (-5%)	8mo	$415,000	$304	49
3066 W George St	0.73mi	3/1.0 (+1)	1,357 (-6%)	5mo	$375,000	$276	43

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: 15.3%
• Equity multiple: 1.62×
• Total profit: $25,105
• Equity at exit: $21,620

10-year hold

• IRR: 24.4%
• Equity multiple: 3.17×
• Total profit: $88,248
• Equity at exit: $12,537

Cash invested: $40,600 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,208 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $742

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 61%

Sensitivity live

Price	-10% $842	-5% $792	+0% $742	+5% $692	+10% $642
Rent	-10% $568	-5% $655	+0% $742	+5% $829	+10% $917
Rate	-1.0pp $815	-0.5pp $779	base $742	+0.5pp $705	+1.0pp $666

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Janan Ct Banning, CA	2.0	1.0	1100	$2,100	$1.91	0d	1	0.83mi
5891 Riviera Ave Banning, CA	2.0	3.0	1456	$2,350	$1.61	44d	1	1.41mi
1949 W Williams St Banning, CA	3.0	2.0	1108	$2,350	$2.12	25d	1	1.45mi

Listing history 19 events

1. 2026-06-21
   days on market $145,000 Active 60 DOM
2. 2026-06-18
   days on market $145,000 Active 57 DOM
3. 2026-06-17
   days on market $145,000 Active 56 DOM
4. 2026-06-16
   days on market $145,000 Active 55 DOM
5. 2026-06-15
   days on market $145,000 Active 54 DOM
6. 2026-06-13
   days on market $145,000 Active 52 DOM
7. 2026-06-13
   days on market $145,000 Active 51 DOM
8. 2026-06-09
   days on market $145,000 Active 48 DOM
9. 2026-06-08
   days on market $145,000 Active 47 DOM
10. 2026-06-07
    remarks 690-char remark
11. 2026-06-07
    pricedays on market $145,000 Active 46 DOM
12. 2026-06-04
    days on market $158,815 Active 43 DOM
13. 2026-06-03
    days on market $158,815 Active 42 DOM
14. 2026-06-02
    days on market $158,815 Active 41 DOM
15. 2026-06-01
    days on market $158,815 Active 40 DOM
16. 2026-05-31
    days on market $158,815 Active 39 DOM
17. 2026-05-16
    price $158,815 1230-char remark

    Show marketing remark (1230 chars)

    LOOK at ME. .. I'm the GORGEOUS ONE. .. with roses and landscaping. Step inside and see how Beautiful my soft colors are in my large, spacious living room with formal dining area & built in China Hutch. Love to cook & entertain? CIRCULAR KITCHEN with 4 breakfast bar stools invite conversation, company or just plenty of room to spread out and cook. I have a den/family room off the kitchen that has a sliding glass door to a roomy Enclosed Patio Room. Two large bedrooms, One bathroom has a tub/shower combo and the Primary has a walk-in shower and separate soaking tub, with double sinks. Don't miss the ALL NEW Dual Paned windows throughout and a gentle, soft, inspiring & relaxing Mural that was hand painted in Primary Suite to bring joy and provide calmness. Exit my back door through the Patio Room and you will smile. I guarantee it. I have a secret, private little covered patio with a table & 2 chairs just inviting you to relax. Ahhh, but no. .. Go down my steps and let your eyes grasp the beauty of a stunning, secluded, landscaped, private back yard, fruit trees include fig, apply, & peach. Check out my pictures and get so excited that you call my Agent to see me today! (Ser#A/B33223)

18. 2026-05-10
    price $165,815 1230-char remark

    Show marketing remark (1230 chars)

    LOOK at ME. .. I'm the GORGEOUS ONE. .. with roses and landscaping. Step inside and see how Beautiful my soft colors are in my large, spacious living room with formal dining area & built in China Hutch. Love to cook & entertain? CIRCULAR KITCHEN with 4 breakfast bar stools invite conversation, company or just plenty of room to spread out and cook. I have a den/family room off the kitchen that has a sliding glass door to a roomy Enclosed Patio Room. Two large bedrooms, One bathroom has a tub/shower combo and the Primary has a walk-in shower and separate soaking tub, with double sinks. Don't miss the ALL NEW Dual Paned windows throughout and a gentle, soft, inspiring & relaxing Mural that was hand painted in Primary Suite to bring joy and provide calmness. Exit my back door through the Patio Room and you will smile. I guarantee it. I have a secret, private little covered patio with a table & 2 chairs just inviting you to relax. Ahhh, but no. .. Go down my steps and let your eyes grasp the beauty of a stunning, secluded, landscaped, private back yard, fruit trees include fig, apply, & peach. Check out my pictures and get so excited that you call my Agent to see me today! (Ser#A/B33223)

19. 2026-04-22
    listed $164,815 Active 1230-char remark

    Show marketing remark (1230 chars)

    LOOK at ME. .. I'm the GORGEOUS ONE. .. with roses and landscaping. Step inside and see how Beautiful my soft colors are in my large, spacious living room with formal dining area & built in China Hutch. Love to cook & entertain? CIRCULAR KITCHEN with 4 breakfast bar stools invite conversation, company or just plenty of room to spread out and cook. I have a den/family room off the kitchen that has a sliding glass door to a roomy Enclosed Patio Room. Two large bedrooms, One bathroom has a tub/shower combo and the Primary has a walk-in shower and separate soaking tub, with double sinks. Don't miss the ALL NEW Dual Paned windows throughout and a gentle, soft, inspiring & relaxing Mural that was hand painted in Primary Suite to bring joy and provide calmness. Exit my back door through the Patio Room and you will smile. I guarantee it. I have a secret, private little covered patio with a table & 2 chairs just inviting you to relax. Ahhh, but no. .. Go down my steps and let your eyes grasp the beauty of a stunning, secluded, landscaped, private back yard, fruit trees include fig, apply, & peach. Check out my pictures and get so excited that you call my Agent to see me today! (Ser#A/B33223)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 21 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: $26,495
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − Depreciation: −$4,218
• Taxable income: $7,016
• Est. tax owed @ 24.0%: −$1,684
• After-tax cash flow: $7,223/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

-3.6% since first listed

3 events — show timeline

• 2026-05-16 Price Changed $158,815 CRMLS
• 2026-05-10 Price Changed $165,815 CRMLS
• 2026-04-22 Listed $164,815 CRMLS