2200 W Wilson St Spc 78 · Banning, CA 92220

$79,000

2 bd · 2.0 ba · 900 sqft · Manufactured public records · 79 Days on market

Built 1973 $88/sqft · 20% below area Est $131k · 40% under

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to your beautifully maintained retreat in the heart of Banning! This impeccably clean 2-bedroom, 2-bathroom mobile home offers comfort, charm, and easy living in a desirable 55+ community. From the moment you step inside, you’ll notice the pride of ownership throughout. The home has abundant natural light, a well-appointed kitchen, and spacious living areas perfect for both relaxing and entertaining. Each bedroom is generously sized, with the primary suite offering privacy and its own en-suite bath. Step outside to your own private oasis—one of the standout features of this home. The fantastic backyard provides the perfect space for entertaining guests or simply enjoying the beautiful Southern California weather in peace and tranquility. Included in the LOW low price are the washer and dryer, the refrigerator, range, and microwave, AND the outdoor furniture! Additional highlights include meticulous upkeep, move-in-ready condition, and a welcoming community atmosphere designed for comfort and convenience. If you’re looking for a clean, turnkey home with exceptional outdoor space in a friendly 55+ neighborhood, this one is a must-see!

Key facts

• Private oasis
• Fantastic backyard
• 3 parking spots

Tags

• PRIVATE OASIS
• FANTASTIC BACKYARD
• WELL-APPOINTED KITCHEN
• SPACIOUS LIVING AREAS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.5% 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; 8 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 36% 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 24y 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.

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 $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.35% ✓
• Cap rate: 21.51%
• Cash-on-cash: 54.35%
• DSCR: 3.42
• GRM: 3.5

CMA / ARV

• ARV (median comp): $131,467
• List price: $79,000
• Delta: -39.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 W Wilson St #121	0.18mi	2/1.0	900 (0%)	5mo	$38,000	$42	83
2200 W WILSON St #90	0.18mi	2/2.0	900 (0%)	11mo	$53,000	$59	83
2200 W Wilson St #34	0.10mi	2/2.0	1,020 (+13%)	7mo	$47,500	$47	67
3800 W Wilson St #28	0.70mi	2/2.0	864 (-4%)	2mo	$245,000	$284	59
3800 W Wilson St #245	0.70mi	2/1.5	960 (+7%)	10mo	$255,000	$266	46

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: 53.1%
• Equity multiple: 3.35×
• Total profit: $52,081
• Equity at exit: $11,779

10-year hold

• IRR: 58.6%
• Equity multiple: 6.97×
• Total profit: $131,964
• Equity at exit: $6,830

Cash invested: $22,120 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$414
• Tax from tax record: −$19 /mo · $231/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $1,002

Break-even live

Break-even rent $590

Max offer price $79,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,047	-5% $1,024	+0% $1,002	+5% $980	+10% $957
Rent	-10% $855	-5% $928	+0% $1,002	+5% $1,075	+10% $1,149
Rate	-1.0pp $1,042	-0.5pp $1,022	base $1,002	+0.5pp $981	+1.0pp $961

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
271 Park Ave Banning, CA	1.0	1.0	700	$1,700	$2.43	17d	1	0.35mi
1949 W Williams St Banning, CA	3.0	2.0	1108	$2,350	$2.12	25d	1	0.38mi
3860 W Jacinto View Rd Unit R Banning, CA	1.0	1.0	594	$1,100	$1.85	44d	1	0.91mi
3880 W Jacinto View Rd Unit A Banning, CA	2.0	2.0	780	$1,395	$1.79	24d	1	0.93mi
3911 W Ramsey St Unit 204 Banning, CA	2.0	1.0	800	$1,650	$2.06	6d	1	0.99mi
908 W Hays St unit Unit A 908 W Hays St Banning, CA	1.0	1.0	660	$1,395	$2.11	44d	1	1.00mi
508 N 4th St Banning, CA	2.0	2.0	625	$1,900	$3.04	25d	1	1.27mi
545 N 2nd St #1 Banning, CA	1.0	1.0	650	$1,450	$2.23	44d	1	1.36mi

Listing history 50 events

1. 2026-06-18
   days on market $79,000 Active 79 DOM
2. 2026-06-17
   days on market $79,000 Active 78 DOM
3. 2026-06-16
   days on market $79,000 Active 77 DOM
4. 2026-06-15
   days on market $79,000 Active 76 DOM
5. 2026-06-13
   days on market $79,000 Active 74 DOM
6. 2026-06-13
   days on market $79,000 Active 73 DOM
7. 2026-06-09
   days on market $79,000 Active 70 DOM
8. 2026-06-08
   days on market $79,000 Active 69 DOM
9. 2026-06-07
   days on market $79,000 Active 68 DOM
10. 2026-06-04
    days on market $79,000 Active 65 DOM
11. 2026-06-03
    days on market $79,000 Active 64 DOM
12. 2026-06-02
    days on market $79,000 Active 63 DOM
13. 2026-06-01
    days on market $79,000 Active 62 DOM
14. 2026-05-31
    days on market $79,000 Active 61 DOM
15. 2026-03-31
    listed $79,000 Active 1179-char remark

    Show marketing remark (1179 chars)

    Welcome to your beautifully maintained retreat in the heart of Banning! This impeccably clean 2-bedroom, 2-bathroom mobile home offers comfort, charm, and easy living in a desirable 55+ community. From the moment you step inside, you’ll notice the pride of ownership throughout. The home has abundant natural light, a well-appointed kitchen, and spacious living areas perfect for both relaxing and entertaining. Each bedroom is generously sized, with the primary suite offering privacy and its own en-suite bath. Step outside to your own private oasis—one of the standout features of this home. The fantastic backyard provides the perfect space for entertaining guests or simply enjoying the beautiful Southern California weather in peace and tranquility. Included in the LOW low price are the washer and dryer, the refrigerator, range, and microwave, AND the outdoor furniture! Additional highlights include meticulous upkeep, move-in-ready condition, and a welcoming community atmosphere designed for comfort and convenience. If you’re looking for a clean, turnkey home with exceptional outdoor space in a friendly 55+ neighborhood, this one is a must-see!

16. 2026-03-30
    historical
17. 2026-03-27
    price $79,500
18. 2026-01-24
    listed $84,900 Active
19. 2022-05-16
    soldstatus $95,000 Closed Sale
20. 2022-04-26
    status Pending Sale
21. 2022-03-03
    price $95,000
22. 2022-02-19
    listed $110,000 Active
23. 2021-03-12
    soldstatus $24,900 Closed Sale
24. 2021-03-05
    status Pending Sale
25. 2021-02-04
    status Active
26. 2021-01-26
    status Pending Sale
27. 2020-12-11
    price $24,900
28. 2020-11-25
    price $28,900
29. 2020-11-14
    price $31,900
30. 2020-10-07
    price $35,000
31. 2020-08-29
    price $39,900
32. 2020-08-11
    status Active
33. 2020-08-07
    status Pending Sale
34. 2020-08-05
    listed $42,500 Active
35. 2018-10-11
    soldstatus $42,000 Closed Sale
36. 2018-10-02
    status Pending Sale
37. 2018-09-08
    price $44,000
38. 2018-07-20
    status Active
39. 2018-07-12
    historical Active Under Contract
40. 2018-06-11
    price $34,900
41. 2018-05-11
    listed $37,000 Active
42. 2007-08-02
    soldstatus $25,000
43. 2007-07-20
    historical
44. 2007-07-19
    historical
45. 2007-06-12
    historical
46. 2007-04-20
    listed $37,500
47. 2006-08-19
    listed $37,500
48. 2003-04-11
    soldstatus $12,500
49. 2003-03-04
    listed $13,950
50. 2002-08-20
    soldstatus $10,500

ⓘ 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: $231 · $19/mo
• Projected year-2 tax: $600 · $50/mo
• Expected delta: +$370/yr (+$31/mo · 160.2%)

ⓘ 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 ≥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: $22,304
• − Mortgage interest: −$4,425
• − Property taxes: −$231
• − Insurance: −$395
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$2,298
• Taxable income: $11,386
• Est. tax owed @ 24.0%: −$2,733
• After-tax cash flow: $9,290/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

+532.0% since first listed

37 events — show timeline

• 2026-03-31 Listed $79,000 CRMLS
• 2026-03-30 Listing Removed — CRMLS
• 2026-03-27 Price Changed $79,500 CRMLS
• 2026-01-24 Listed $84,900 CRMLS
• 2022-05-16 Sold (MLS) $95,000 CRMLS
• 2022-04-26 Pending — CRMLS
• 2022-03-03 Price Changed $95,000 CRMLS
• 2022-02-19 Listed $110,000 CRMLS
• 2021-03-12 Sold (MLS) $24,900 CRMLS
• 2021-03-05 Pending — CRMLS
• 2021-02-04 Relisted — CRMLS
• 2021-01-26 Pending — CRMLS
• 2020-12-11 Price Changed $24,900 CRMLS
• 2020-11-25 Price Changed $28,900 CRMLS
• 2020-11-14 Price Changed $31,900 CRMLS
• 2020-10-07 Price Changed $35,000 CRMLS
• 2020-08-29 Price Changed $39,900 CRMLS
• 2020-08-11 Relisted — CRMLS
• 2020-08-07 Pending — CRMLS
• 2020-08-05 Listed $42,500 CRMLS
• 2018-10-11 Sold (MLS) $42,000 CRMLS
• 2018-10-02 Pending — CRMLS
• 2018-09-08 Price Changed $44,000 CRMLS
• 2018-07-20 Relisted — CRMLS
• 2018-07-12 Contingent — CRMLS
• 2018-06-11 Price Changed $34,900 CRMLS
• 2018-05-11 Listed $37,000 CRMLS
• 2007-08-02 Sold (MLS) $25,000 CRMLS
• 2007-07-20 Listing Removed — CRMLS
• 2007-07-19 Contingent — CRMLS
• 2007-06-12 Listing Removed — CRMLS
• 2007-04-20 Listed $37,500 CRMLS
• 2006-08-19 Listed $37,500 CRMLS
• 2003-04-11 Sold (MLS) $12,500 CRMLS
• 2003-03-04 Listed $13,950 CRMLS
• 2002-08-20 Sold (MLS) $10,500 CRMLS
• 2002-05-01 Listed $12,500 CRMLS

Property tax history

-0.4%/yr

Latest (2025): $231 · +2.2% YoY. Source: county tax records.