2200 W WILSON St #82 · Banning, CA 92220

$85,500

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 99 Days on market

Built 1988 Fair condition $64/sqft · 27% above area Est $67k · 27% over ↓ 9% 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
• Livability +2.4/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

$$$ REDUCED $$$~~GREAT HOME PLUS SELLER IS OFFERING A $5,000 FLOORING ALLOWANCE~~LARGE 3 BEDROOM LOCATED IN BANNINGS 55+ COMMUNITY OF SUNRISE MOBILE ESTATES, DESIRABLY SITUATED ALONG THE BACK CORNER WITH A PERIMETER LOCATION. .. NO NEIGHBORS BEHIND OR ACROSS PROVIDING PRIVACY AND UNOBSTRUCTED MOUNTAIN VIEWS~BRIGHT LIVING ROOM WITH CATHEDRAL CEILINGS PLUS CEILING FAN~GALLEY KITCHEN WITH PLENTY OF CABINETS AND COUNTER SPACE. .. FRIDGE INCLUDED~SPACIOUS DINING ROOM WITH CEILING FAN~KING SIZE PRIMARY BEDROOM WITH CEILING FAN~PRIMARY BATHROOM HAS A WALK-IN TILE SHOWER WITH ENCLOSURE PLUS TWO LARGE CLOSETS, ONE WITH CLOTHES ROD, ONE FOR LINENS~2ND BEDROOM IS FULL SIZE~3RD BEDROOM(NO CLOSET) IS ALSO FULL SIZE. .. PERFECT FOR OFFICE, GYM OR HOBBY ROOM~HALL BATH HAS A TUB/SHOWER~SEPARATE LAUNDRY ROOM . .. WASHER & DRYER INCLUDED~HUGE INVITING CONCRETE FRONT PORCH~PERFECT SIZE BACK YARD WITH PRIVACY BLOCK WALL PLUS MATURE BLOOMING ORANGE TREE~LARGE WOOD SHED/WORKSHOP WITH ELECTRICAL PERFECT FOR MANY PROJECTS INCLUDING CRAFT TOOL WORK ~ 2-3 VEHICLE CARPORT WITH PRIVACY LATTICE~ * * * CALL FOR A TOUR * * *

Key facts

• Community pool
• Built 1988
• Listed 98 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $86k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $78k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.1% 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; 1 comparable units currently listed for rent nearby; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,358/mo this rent would consume 45% 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 $591 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($78k) 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 $77,805 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.76% ✓
• Cap rate: 24.14%
• Cash-on-cash: 63.75%
• DSCR: 3.84
• GRM: 3.0

CMA / ARV

• ARV (median comp): $67,299
• List price: $85,500
• Delta: 27.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 W WILSON St #100	0.08mi	2/2.0 (-1)	1,344 (0%)	19mo	$139,000	$103	76
2200 W Wilson St #7	0.08mi	2/2.0 (-1)	1,344 (0%)	20mo	$67,500	$50	75
2200 W Wilson St #125	0.08mi	2/2.0 (-1)	1,440 (+7%)	7mo	$50,500	$35	74
2200 W WILSON #28	0.06mi	2/2.0 (-1)	1,440 (+7%)	12mo	$69,000	$48	70
2200 W WILSON #41	0.08mi	3/2.0	1,512 (+12%)	8mo	$130,000	$86	69
2200 W WILSON St #124	0.01mi	2/2.0 (-1)	1,248 (-7%)	19mo	$54,000	$43	67
2200 W WILSON St #159	0.08mi	2/2.0 (-1)	1,440 (+7%)	17mo	$77,000	$53	65
2200 W Wilson St #32	0.08mi	2/2.0 (-1)	1,152 (-14%)	23mo	$59,000	$51	48
721 N Sunset Ave #87	0.72mi	2/2.0 (-1)	1,440 (+7%)	21mo	$50,000	$35	32

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: 63.5%
• Equity multiple: 3.86×
• Total profit: $68,570
• Equity at exit: $12,748

10-year hold

• IRR: 68.1%
• Equity multiple: 8.10×
• Total profit: $169,908
• Equity at exit: $7,392

Cash invested: $23,940 (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: 3.0×

Monthly cashflow live

• Estimated rent: $2,358 medium
• Mortgage (P&I): −$448
• Tax est. 1.5%: −$107 /mo · $1,282/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $1,272

Break-even live

Break-even rent $748

Max offer price $85,500

Occupancy floor 41%

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: $21,375
• Closing costs: $2,565
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.36mi

Listing history 16 events

1. 2026-06-18
   days on market $85,500 Active 99 DOM
2. 2026-06-17
   days on market $85,500 Active 98 DOM
3. 2026-06-16
   days on market $85,500 Active 97 DOM
4. 2026-06-15
   days on market $85,500 Active 96 DOM
5. 2026-06-13
   days on market $85,500 Active 94 DOM
6. 2026-06-13
   days on market $85,500 Active 93 DOM
7. 2026-06-09
   days on market $85,500 Active 90 DOM
8. 2026-06-08
   days on market $85,500 Active 89 DOM
9. 2026-06-07
   days on market $85,500 Active 88 DOM
10. 2026-06-04
    days on market $85,500 Active 85 DOM
11. 2026-06-03
    days on market $85,500 Active 84 DOM
12. 2026-06-02
    days on market $85,500 Active 83 DOM
13. 2026-06-01
    days on market $85,500 Active 82 DOM
14. 2026-05-31
    days on market $85,500 Active 81 DOM
15. 2026-04-01
    price $93,500 1121-char remark

    Show marketing remark (1121 chars)

    $$$ REDUCED $$$~~GREAT HOME PLUS SELLER IS OFFERING A $5,000 FLOORING ALLOWANCE~~LARGE 3 BEDROOM LOCATED IN BANNINGS 55+ COMMUNITY OF SUNRISE MOBILE ESTATES, DESIRABLY SITUATED ALONG THE BACK CORNER WITH A PERIMETER LOCATION. .. NO NEIGHBORS BEHIND OR ACROSS PROVIDING PRIVACY AND UNOBSTRUCTED MOUNTAIN VIEWS~BRIGHT LIVING ROOM WITH CATHEDRAL CEILINGS PLUS CEILING FAN~GALLEY KITCHEN WITH PLENTY OF CABINETS AND COUNTER SPACE. .. FRIDGE INCLUDED~SPACIOUS DINING ROOM WITH CEILING FAN~KING SIZE PRIMARY BEDROOM WITH CEILING FAN~PRIMARY BATHROOM HAS A WALK-IN TILE SHOWER WITH ENCLOSURE PLUS TWO LARGE CLOSETS, ONE WITH CLOTHES ROD, ONE FOR LINENS~2ND BEDROOM IS FULL SIZE~3RD BEDROOM(NO CLOSET) IS ALSO FULL SIZE. .. PERFECT FOR OFFICE, GYM OR HOBBY ROOM~HALL BATH HAS A TUB/SHOWER~SEPARATE LAUNDRY ROOM . .. WASHER & DRYER INCLUDED~HUGE INVITING CONCRETE FRONT PORCH~PERFECT SIZE BACK YARD WITH PRIVACY BLOCK WALL PLUS MATURE BLOOMING ORANGE TREE~LARGE WOOD SHED/WORKSHOP WITH ELECTRICAL PERFECT FOR MANY PROJECTS INCLUDING CRAFT TOOL WORK ~ 2-3 VEHICLE CARPORT WITH PRIVACY LATTICE~ * * * CALL FOR A TOUR * * *

16. 2026-03-11
    listed $103,000 Active 1121-char remark

    Show marketing remark (1121 chars)

    $$$ REDUCED $$$~~GREAT HOME PLUS SELLER IS OFFERING A $5,000 FLOORING ALLOWANCE~~LARGE 3 BEDROOM LOCATED IN BANNINGS 55+ COMMUNITY OF SUNRISE MOBILE ESTATES, DESIRABLY SITUATED ALONG THE BACK CORNER WITH A PERIMETER LOCATION. .. NO NEIGHBORS BEHIND OR ACROSS PROVIDING PRIVACY AND UNOBSTRUCTED MOUNTAIN VIEWS~BRIGHT LIVING ROOM WITH CATHEDRAL CEILINGS PLUS CEILING FAN~GALLEY KITCHEN WITH PLENTY OF CABINETS AND COUNTER SPACE. .. FRIDGE INCLUDED~SPACIOUS DINING ROOM WITH CEILING FAN~KING SIZE PRIMARY BEDROOM WITH CEILING FAN~PRIMARY BATHROOM HAS A WALK-IN TILE SHOWER WITH ENCLOSURE PLUS TWO LARGE CLOSETS, ONE WITH CLOTHES ROD, ONE FOR LINENS~2ND BEDROOM IS FULL SIZE~3RD BEDROOM(NO CLOSET) IS ALSO FULL SIZE. .. PERFECT FOR OFFICE, GYM OR HOBBY ROOM~HALL BATH HAS A TUB/SHOWER~SEPARATE LAUNDRY ROOM . .. WASHER & DRYER INCLUDED~HUGE INVITING CONCRETE FRONT PORCH~PERFECT SIZE BACK YARD WITH PRIVACY BLOCK WALL PLUS MATURE BLOOMING ORANGE TREE~LARGE WOOD SHED/WORKSHOP WITH ELECTRICAL PERFECT FOR MANY PROJECTS INCLUDING CRAFT TOOL WORK ~ 2-3 VEHICLE CARPORT WITH PRIVACY LATTICE~ * * * CALL FOR A TOUR * * *

ⓘ 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: $28,295
• − Mortgage interest: −$4,789
• − Property taxes: −$1,282
• − Insurance: −$428
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − Depreciation: −$2,487
• Taxable income: $14,781
• Est. tax owed @ 24.0%: −$3,547
• After-tax cash flow: $11,715/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 · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance, with the potential for significant value increases through updates to the interior and exterior.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor kitchen countertops — slight wear
• Minor kitchen appliances — slight wear
• Minor bathroom fixtures — slight wear
• Minor bathroom tile — slight wear
• Minor exterior paint — slight wear
• Minor interior paint — slight wear
• Minor landscaping — could be improved

Value-add opportunities

• Both paint interior walls — enhances appearance and value
• Both replace carpet — improves comfort and value
• Both landscaping — enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
kitchen countertops · slight wear	Minor	$500–3,000
kitchen appliances · slight wear	Minor	$500–3,000
bathroom fixtures · slight wear	Minor	$500–3,000
bathroom tile · slight wear	Minor	$500–3,000
exterior paint · slight wear	Minor	$500–3,000
interior paint · slight wear	Minor	$500–3,000
landscaping · could be improved	Minor	$500–3,000
Total estimated repair cost · 8 items		$4,000–24,000

Value-add ROI direction

• Both paint interior walls — enhances appearance and value ↑
• Both replace carpet — improves comfort and value ↑
• Both landscaping — enhances curb appeal and 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

-9.2% since first listed

2 events — show timeline

• 2026-04-01 Price Changed $93,500 CRMLS
• 2026-03-11 Listed $103,000 CRMLS