546 N 5th St · Banning, CA 92220

$518,000

3 bd · 3.0 ba · 2,162 sqft · MultiFamily public records · 3 Days on market

Built 1955 8,712 sqft lot Est $512k · at est.

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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 +22.0/30.0
• DSCR +7.1/10.0
• ARV discount +7.0/15.0
• 1% rule +4.6/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

GREAT INVESTMENT OPPORTUNITY – TRIPLEX! Don’t miss your chance to own this income-generating triplex, ideal for investors or owner-occupants! Each of the three units features 1 bedroom, 1 bathroom, and 720 sq ft of living space — plus individual garage parking for each unit. Live in one and rent the other two, or add this solid property to your investment portfolio. Long-term tenants, while Unit A is recently renovated, featuring new flooring, a modernized bathroom, and fresh interior paint. Perfect for immediate move-in or top-dollar rental. The exterior has also seen fresh repairs and a new paint job, making this property move-in and rent-ready. Opportunities like this

Key facts

• New flooring
• Modernized bathroom
• Recently renovated

Tags

• INCOME GENERATING TRIPLEX
• INDIVIDUAL GARAGE PARKING
• RECENTLY RENOVATED
• NEW FLOORING
• MODERNIZED BATHROOM
• FRESH INTERIOR PAINT

Property features AI

Finance

• Other: Separate gas and electric meters for units (3 each); One separate water meter
• Financial info: Total actual rent reported: $2,550; Unit rents listed: $1,100 and $1,450; Tenant pays gas, cable TV, and electricity; Property is a 3-unit building (total building area reported)
• HOA & community: Community setting: Rural / Suburban with hiking nearby

Exterior

• Parking: Assigned parking; 3 garage spaces (1 garage space per unit); 3 uncovered spaces; Total of 6 parking spaces
• Utilities: Natural gas connected; Electricity available; Water connected (district/public); Septic (type unknown)
• Home design: Attached property; Single-story; Has a view; Entry at ground level
• Construction: Tile roof; Built year from assessor
• Exterior features: Front yard; Yard; No pool

Interior

• Kitchen: Gas range
• Bedrooms: Each unit includes 1 bedroom (all bedrooms on main level)
• Flooring: Tile; Vinyl; Laminate
• Bathrooms: Each unit includes 1 full bathroom
• Heating & cooling: Wall heaters; Wall/window air conditioning
• Interior features: Open floor plan; One-level living; All bedrooms on main level; Walk-in closet; Family room
• Laundry & utility: No in-unit laundry listed

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1.0-bath units multifamily listed at $518k.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive. Per door: $276/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $498k (3.9% below list).
• Recommended offer: $498k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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 $4,978/mo this rent would consume 95% 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 $4k of loan paydown is wiped out by about $16k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 20y 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.
• Current owner paid $117k; list at $518k implies a 343% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $497,800 (3.9% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $512,394
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 W Hays St	0.39mi	3/—	1,980 (-8%)	11mo	$470,000	$237	58

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-28,423
• Equity at exit: $77,235

10-year hold

• IRR: 5.0%
• Equity multiple: 1.38×
• Total profit: $54,501
• Equity at exit: $44,787

Cash invested: $145,040 (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: 26.0×

Monthly cashflow live

• Estimated rent: $4,978 high
• Mortgage (P&I): −$2,716
• Tax from tax record: −$171 /mo · $2,054/yr
• Insurance: −$216
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,045
• Net cashflow: $829

Break-even live

Break-even rent $3,928

Max offer price $518,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,122	-5% $976	+0% $829	+5% $683	+10% $536
Rent	-10% $436	-5% $633	+0% $829	+5% $1,026	+10% $1,222
Rate	-1.0pp $1,090	-0.5pp $961	base $829	+0.5pp $695	+1.0pp $558

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$4,977
Total (3 units)			$4,978

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: $129,500
• Closing costs: $15,540
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
785 W Westward Ave Banning, CA	4.0	2.0	1940	$3,695	$1.90	0d	1	0.83mi

Listing history 4 events

1. 2026-06-18
   days on market $518,000 Active 3 DOM
2. 2026-06-17
   days on market $518,000 Active 2 DOM
3. 2026-06-16
   remarks 681-char remark
4. 2026-06-16
   listed $518,000 Active 1 DOM

ⓘ 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: $2,054 · $171/mo
• Projected year-2 tax: $3,937 · $328/mo
• Expected delta: +$1,883/yr (+$157/mo · 91.7%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 20 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: $59,736
• − Mortgage interest: −$29,016
• − Property taxes: −$2,054
• − Insurance: −$2,590
• − Repairs & maintenance: −$4,779
• − Management: −$4,779
• − Depreciation: −$15,069
• Taxable income: $1,449
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $9,602/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

+684.8% since first listed

36 events — show timeline

• 2026-06-15 Listed $518,000 CRMLS
• 2026-02-27 Listing Removed — CRMLS
• 2025-10-08 Price Changed $599,000 CRMLS
• 2025-09-22 Listed $648,000 CRMLS
• 2025-09-17 Coming Soon — CRMLS
• 2025-08-29 Listing Removed — CRMLS
• 2025-06-04 Listed $648,000 CRMLS
• 2025-03-14 Listing Removed — CRMLS
• 2025-02-10 Price Changed $723,000 CRMLS
• 2024-11-25 Listed $728,000 CRMLS
• 2024-11-18 Coming Soon — CRMLS
• 2022-05-12 Price Changed $1,295 RENT.
• 2012-09-05 Sold (MLS) $117,014 CRMLS
• 2012-08-15 Pending — CRMLS
• 2012-08-09 Listing Removed — CRMLS
• 2012-08-07 Listed $110,000 CRMLS
• 2012-03-27 Price Changed $135,000 CRMLS
• 2011-12-04 Pending — CRMLS
• 2011-12-03 Delisted — CRMLS
• 2011-12-01 Relisted — CRMLS
• 2011-12-01 Price Changed $105,000 CRMLS
• 2011-09-27 Pending — CRMLS
• 2011-09-20 Price Changed $113,900 CRMLS
• 2011-09-13 Price Changed $119,900 CRMLS
• 2011-09-05 Price Changed $129,900 CRMLS
• 2011-08-31 Price Changed $133,900 CRMLS
• 2011-08-16 Price Changed $143,900 CRMLS
• 2011-07-28 Price Changed $153,900 CRMLS
• 2011-07-12 Price Changed $161,900 CRMLS
• 2011-06-18 Price Changed $171,900 CRMLS
• 2011-06-02 Listed $191,900 CRMLS
• 2006-10-12 Sold (Public Records) $350,000 Public Records
• 2006-10-12 Sold (MLS) $350,000 CRMLS
• 2006-06-19 Listed $379,000 CRMLS
• 2006-04-20 Sold (Public Records) $225,000 Public Records
• 1986-02-04 Sold (Public Records) $66,000 Public Records

Property tax history

-4.7%/yr

Latest (2025): $2,054 · +2.1% YoY. Source: county tax records.