2200 W Wilson St # 115 Plan · Banning, CA 92220

$130,995

3 bd · 2.0 ba · 1,098 sqft · Manufactured · 455 Days on market

Good condition $119/sqft · 165% above area ↓ 17% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Livability +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully designed 3-bedroom, 2-bath home offers both comfort and style, with breathtaking mountain views from your covered front porch. The spacious kitchen features a large island and brand-new Samsung appliances, perfect for cooking and entertaining. The primary bathroom boasts a luxurious walk-in shower, while the open-concept living area provides a welcoming space to relax. Enjoy peaceful mornings and scenic sunsets right from your front porch. Don't miss out on this incredible home schedule your tour today! Price does not include charges for escrow, title, registration, property taxes, or admin fee. This home is located in a land-lease community and monthly site rent fees apply. 55+ community and only age-qualified customers are permitted. Furniture not included.

Key facts

• Covered front porch
• Large island
• Walk-in shower

Tags

• MOUNTAIN VIEWS
• COVERED FRONT PORCH
• LARGE ISLAND
• BRAND-NEW SAMSUNG APPLIANCES
• WALK-IN SHOWER
• OPEN-CONCEPT LIVING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $131k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $901 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $131k).
• Recommended offer: $115k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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); 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).
• This rent runs 44% 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 $905 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 $37k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 455 days — a 12% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

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 $115,275 (12.0% below list)

Questions for the listing agent

1. It's been on market 455 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: 1.75% ✓
• Cap rate: 14.55%
• Cash-on-cash: 29.48%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (median comp): $49,507
• List price: $130,995
• Delta: 164.60%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 W Wilson St #34	0.08mi	2/2.0 (-1)	1,020 (-7%)	7mo	$47,500	$47	74
2200 W Wilson St #32	0.08mi	2/2.0 (-1)	1,152 (+5%)	23mo	$59,000	$51	64
2200 W WILSON St #124	0.06mi	2/2.0 (-1)	1,248 (+14%)	19mo	$54,000	$43	54

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: 24.6%
• Equity multiple: 2.02×
• Total profit: $37,546
• Equity at exit: $19,532

10-year hold

• IRR: 32.8%
• Equity multiple: 4.06×
• Total profit: $112,314
• Equity at exit: $11,326

Cash invested: $36,679 (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: $2,287 medium
• Mortgage (P&I): −$687
• Tax est. 1.5%: −$164 /mo · $1,965/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $901

Break-even live

Break-even rent $1,146

Max offer price $130,995

Occupancy floor 56%

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: $32,749
• Closing costs: $3,930
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	24d	1	0.34mi
3880 W Jacinto View Rd Unit A Banning, CA	2.0	2.0	780	$1,395	$1.79	23d	1	1.12mi
3911 W Ramsey St Unit 204 Banning, CA	2.0	1.0	800	$1,650	$2.06	5d	1	1.17mi

Listing history 19 events

1. 2026-06-18
   days on market $130,995 Active 455 DOM
2. 2026-06-17
   days on market $130,995 Active 454 DOM
3. 2026-06-16
   days on market $130,995 Active 453 DOM
4. 2026-06-15
   days on market $130,995 Active 452 DOM
5. 2026-06-13
   days on market $130,995 Active 450 DOM
6. 2026-06-13
   days on market $130,995 Active 449 DOM
7. 2026-06-09
   days on market $130,995 Active 446 DOM
8. 2026-06-08
   days on market $130,995 Active 445 DOM
9. 2026-06-07
   days on market $130,995 Active 444 DOM
10. 2026-06-04
    days on market $130,995 Active 441 DOM
11. 2026-06-03
    days on market $130,995 Active 440 DOM
12. 2026-06-02
    days on market $130,995 Active 439 DOM
13. 2026-06-01
    days on market $130,995 Active 438 DOM
14. 2026-05-31
    days on market $130,995 Active 437 DOM
15. 2026-03-24
    price $130,995 787-char remark

    Show marketing remark (787 chars)

    This beautifully designed 3-bedroom, 2-bath home offers both comfort and style, with breathtaking mountain views from your covered front porch. The spacious kitchen features a large island and brand-new Samsung appliances, perfect for cooking and entertaining. The primary bathroom boasts a luxurious walk-in shower, while the open-concept living area provides a welcoming space to relax. Enjoy peaceful mornings and scenic sunsets right from your front porch. Don't miss out on this incredible home schedule your tour today! Price does not include charges for escrow, title, registration, property taxes, or admin fee. This home is located in a land-lease community and monthly site rent fees apply. 55+ community and only age-qualified customers are permitted. Furniture not included.

16. 2026-02-05
    price $139,995 787-char remark

    Show marketing remark (787 chars)

    This beautifully designed 3-bedroom, 2-bath home offers both comfort and style, with breathtaking mountain views from your covered front porch. The spacious kitchen features a large island and brand-new Samsung appliances, perfect for cooking and entertaining. The primary bathroom boasts a luxurious walk-in shower, while the open-concept living area provides a welcoming space to relax. Enjoy peaceful mornings and scenic sunsets right from your front porch. Don't miss out on this incredible home schedule your tour today! Price does not include charges for escrow, title, registration, property taxes, or admin fee. This home is located in a land-lease community and monthly site rent fees apply. 55+ community and only age-qualified customers are permitted. Furniture not included.

17. 2025-08-26
    price $144,995 787-char remark

    Show marketing remark (787 chars)

    This beautifully designed 3-bedroom, 2-bath home offers both comfort and style, with breathtaking mountain views from your covered front porch. The spacious kitchen features a large island and brand-new Samsung appliances, perfect for cooking and entertaining. The primary bathroom boasts a luxurious walk-in shower, while the open-concept living area provides a welcoming space to relax. Enjoy peaceful mornings and scenic sunsets right from your front porch. Don't miss out on this incredible home schedule your tour today! Price does not include charges for escrow, title, registration, property taxes, or admin fee. This home is located in a land-lease community and monthly site rent fees apply. 55+ community and only age-qualified customers are permitted. Furniture not included.

18. 2025-08-06
    price $149,995 787-char remark

    Show marketing remark (787 chars)

    This beautifully designed 3-bedroom, 2-bath home offers both comfort and style, with breathtaking mountain views from your covered front porch. The spacious kitchen features a large island and brand-new Samsung appliances, perfect for cooking and entertaining. The primary bathroom boasts a luxurious walk-in shower, while the open-concept living area provides a welcoming space to relax. Enjoy peaceful mornings and scenic sunsets right from your front porch. Don't miss out on this incredible home schedule your tour today! Price does not include charges for escrow, title, registration, property taxes, or admin fee. This home is located in a land-lease community and monthly site rent fees apply. 55+ community and only age-qualified customers are permitted. Furniture not included.

19. 2025-03-20
    listed $156,995 Active 787-char remark

    Show marketing remark (787 chars)

    This beautifully designed 3-bedroom, 2-bath home offers both comfort and style, with breathtaking mountain views from your covered front porch. The spacious kitchen features a large island and brand-new Samsung appliances, perfect for cooking and entertaining. The primary bathroom boasts a luxurious walk-in shower, while the open-concept living area provides a welcoming space to relax. Enjoy peaceful mornings and scenic sunsets right from your front porch. Don't miss out on this incredible home schedule your tour today! Price does not include charges for escrow, title, registration, property taxes, or admin fee. This home is located in a land-lease community and monthly site rent fees apply. 55+ community and only age-qualified customers are permitted. Furniture not included.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 6 d/yr ≥100°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: $27,440
• − Mortgage interest: −$7,338
• − Property taxes: −$1,965
• − Insurance: −$655
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − Depreciation: −$3,811
• Taxable income: $9,281
• Est. tax owed @ 24.0%: −$2,227
• After-tax cash flow: $8,587/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This beautifully designed 3-bedroom, 2-bath home is move-in ready with a good condition score and minimal maintenance required. It offers both comfort and style, with breathtaking mountain views from the covered front porch.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint can make the home look newer
• Both Landscaping around the front porch — Improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can make the home look newer ↑
• Both Landscaping around the front porch — Improves curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-16.6% since first listed

5 events — show timeline

• 2026-03-24 Price Changed $130,995 Zillow
• 2026-02-05 Price Changed $139,995 Zillow
• 2025-08-26 Price Changed $144,995 Zillow
• 2025-08-06 Price Changed $149,995 Zillow
• 2025-03-20 Listed $156,995 Zillow