2200 W WILSON #54 · Banning, CA 92220

$135,000

3 bd · 2.0 ba · 1,352 sqft · Manufactured · 169 Days on market

Built 2019 Good condition $100/sqft · at area comps Est $140k · at est.

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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 +9.2/15.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Livability +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

~~ABSOLUTELY STUNNING & METICULOUS WITH PRIDE OF OWNERSHIP THROUGHOUT~~LOCATED IN BANNINGS 55+ COMMUNITY OF SUNRISE MOBILE ESTATES~~NEW NEW NEW GORGEOUS 3 BEDROOM BUILT IN 2019 SHOWS LIKE A MODEL HOME!!~~LARGE LIVING ROOM WITH CATHEDRAL CEILINGS PLUS CEILING FAN~SPACIOUS KITCHEN WITH CABINETS AND COUNTER SPACE GALORE PLUS AN ISLAND AND PANTRY. .. FRIDGE INCLUDED~EAT-IN KITCHEN WITH AMPLE SPACE FOR A FULL SIZE DINING ROOM TABLE~PRIMARY BEDROOM IS KING SIZE WITH SEMI-WALK-IN CLOSET~MASTER BATH IS OVERSIZED WITH AN OVAL TUB/SHOWER PLUS LARGE LINEN CLOSET~BEDROOM #2 IS ALSO KING SIZE~BEDROOM #3 IS FULL SIZE~HALL BATH HAS TUB/SHOWER~SEPARATE LAUNDRY ROOM WITH WASHER & DRYER INCLUDED~RUBBERMAID SHED~PERFECT SIZE LOW MAINTENANCE YARD WITH BLOCK WALL BEHIND PLUS A GRAPEFRUIT TREE~INVITING FRONT PORCH WITH GREAT MOUNTAIN VIEWS~ * * * CALL FOR A TOUR * * *

Key facts

• Master bath
• Spacious kitchen
• Large living room

Tags

• LARGE LIVING ROOM
• SPACIOUS KITCHEN
• EAT-IN KITCHEN
• PRIMARY BEDROOM
• MASTER BATH
• SEPARATE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k. Condition is rated good.

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 $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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 $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 $933 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 $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y 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 $22k; list at $135k implies a 514% gain — meaningful room to come down on a strong offer.

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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 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: 15.24%
• Cash-on-cash: 31.97%
• DSCR: 2.42
• GRM: 4.8

CMA / ARV

• ARV (median comp): $140,320
• List price: $135,000
• Delta: -3.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 W Wilson St #125	0.07mi	2/2.0 (-1)	1,440 (+6%)	7mo	$50,500	$35	75
2200 W WILSON #41	0.07mi	3/2.0	1,512 (+12%)	8mo	$130,000	$86	71
3800 W Wilson #208	0.74mi	3/2.0	1,344 (-1%)	6mo	$130,000	$97	60
3800 W Wilson St #256	0.74mi	2/2.0 (-1)	1,344 (-1%)	8mo	$252,500	$188	53
3800 W Wilson St #104	0.74mi	3/2.0	1,228 (-9%)	1mo	$129,999	$106	50
3800 W Wilson St #14	0.74mi	2/2.0 (-1)	1,440 (+6%)	2mo	$240,000	$167	48
3800 W Wilson St #17	0.74mi	2/2.0 (-1)	1,248 (-8%)	1mo	$295,000	$236	47
3800 W Wilson #157	0.74mi	2/2.0 (-1)	1,440 (+6%)	9mo	$261,000	$181	42
3800 W Wilson St #2	0.74mi	2/2.0 (-1)	1,248 (-8%)	8mo	$265,000	$212	41
3800 W Wilson St #65	0.74mi	2/2.0 (-1)	1,490 (+10%)	10mo	$247,500	$166	35
3800 W Wilson St #358	0.74mi	4/2.0 (+1)	1,525 (+13%)	9mo	$150,000	$98	31
3800 W Wilson St #295	0.74mi	2/2.0 (-1)	1,536 (+14%)	8mo	$250,000	$163	31

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: 27.6%
• Equity multiple: 2.15×
• Total profit: $43,634
• Equity at exit: $20,129

10-year hold

• IRR: 35.4%
• Equity multiple: 4.34×
• Total profit: $126,281
• Equity at exit: $11,672

Cash invested: $37,800 (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: $2,358 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$91 /mo · $1,097/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $1,007

Break-even live

Break-even rent $1,083

Max offer price $135,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,083	-5% $1,045	+0% $1,007	+5% $969	+10% $931
Rent	-10% $821	-5% $914	+0% $1,007	+5% $1,100	+10% $1,193
Rate	-1.0pp $1,075	-0.5pp $1,041	base $1,007	+0.5pp $972	+1.0pp $936

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: $33,750
• Closing costs: $4,050
• 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	25d	1	0.34mi

Listing history 35 events

1. 2026-06-18
   days on market $135,000 Active 169 DOM
2. 2026-06-17
   days on market $135,000 Active 168 DOM
3. 2026-06-16
   days on market $135,000 Active 167 DOM
4. 2026-06-15
   days on market $135,000 Active 166 DOM
5. 2026-06-13
   days on market $135,000 Active 164 DOM
6. 2026-06-13
   days on market $135,000 Active 163 DOM
7. 2026-06-09
   days on market $135,000 Active 160 DOM
8. 2026-06-08
   days on market $135,000 Active 159 DOM
9. 2026-06-07
   days on market $135,000 Active 158 DOM
10. 2026-06-04
    days on market $135,000 Active 155 DOM
11. 2026-06-03
    days on market $135,000 Active 154 DOM
12. 2026-06-02
    days on market $135,000 Active 153 DOM
13. 2026-06-01
    days on market $135,000 Active 152 DOM
14. 2026-05-31
    days on market $135,000 Active 151 DOM
15. 2026-02-06
    price $135,000 874-char remark

    Show marketing remark (874 chars)

    ~~ABSOLUTELY STUNNING & METICULOUS WITH PRIDE OF OWNERSHIP THROUGHOUT~~LOCATED IN BANNINGS 55+ COMMUNITY OF SUNRISE MOBILE ESTATES~~NEW NEW NEW GORGEOUS 3 BEDROOM BUILT IN 2019 SHOWS LIKE A MODEL HOME!!~~LARGE LIVING ROOM WITH CATHEDRAL CEILINGS PLUS CEILING FAN~SPACIOUS KITCHEN WITH CABINETS AND COUNTER SPACE GALORE PLUS AN ISLAND AND PANTRY. .. FRIDGE INCLUDED~EAT-IN KITCHEN WITH AMPLE SPACE FOR A FULL SIZE DINING ROOM TABLE~PRIMARY BEDROOM IS KING SIZE WITH SEMI-WALK-IN CLOSET~MASTER BATH IS OVERSIZED WITH AN OVAL TUB/SHOWER PLUS LARGE LINEN CLOSET~BEDROOM #2 IS ALSO KING SIZE~BEDROOM #3 IS FULL SIZE~HALL BATH HAS TUB/SHOWER~SEPARATE LAUNDRY ROOM WITH WASHER & DRYER INCLUDED~RUBBERMAID SHED~PERFECT SIZE LOW MAINTENANCE YARD WITH BLOCK WALL BEHIND PLUS A GRAPEFRUIT TREE~INVITING FRONT PORCH WITH GREAT MOUNTAIN VIEWS~ * * * CALL FOR A TOUR * * *

16. 2025-12-31
    listed $139,900 Active 874-char remark

    Show marketing remark (874 chars)

    ~~ABSOLUTELY STUNNING & METICULOUS WITH PRIDE OF OWNERSHIP THROUGHOUT~~LOCATED IN BANNINGS 55+ COMMUNITY OF SUNRISE MOBILE ESTATES~~NEW NEW NEW GORGEOUS 3 BEDROOM BUILT IN 2019 SHOWS LIKE A MODEL HOME!!~~LARGE LIVING ROOM WITH CATHEDRAL CEILINGS PLUS CEILING FAN~SPACIOUS KITCHEN WITH CABINETS AND COUNTER SPACE GALORE PLUS AN ISLAND AND PANTRY. .. FRIDGE INCLUDED~EAT-IN KITCHEN WITH AMPLE SPACE FOR A FULL SIZE DINING ROOM TABLE~PRIMARY BEDROOM IS KING SIZE WITH SEMI-WALK-IN CLOSET~MASTER BATH IS OVERSIZED WITH AN OVAL TUB/SHOWER PLUS LARGE LINEN CLOSET~BEDROOM #2 IS ALSO KING SIZE~BEDROOM #3 IS FULL SIZE~HALL BATH HAS TUB/SHOWER~SEPARATE LAUNDRY ROOM WITH WASHER & DRYER INCLUDED~RUBBERMAID SHED~PERFECT SIZE LOW MAINTENANCE YARD WITH BLOCK WALL BEHIND PLUS A GRAPEFRUIT TREE~INVITING FRONT PORCH WITH GREAT MOUNTAIN VIEWS~ * * * CALL FOR A TOUR * * *

17. 2025-03-31
    historical
18. 2024-12-06
    price $155,000
19. 2024-04-20
    listed $159,000 Active
20. 2016-03-26
    historical
21. 2016-03-26
    listed $22,000 Active
22. 2016-03-22
    soldstatus $22,000 Closed Sale
23. 2016-03-22
    soldstatus $22,000 Closed Sale
24. 2015-10-19
    listed $22,000 Active
25. 2015-10-18
    historical
26. 2015-10-09
    price $22,000
27. 2015-06-12
    listed $26,950 Active
28. 2009-02-09
    historical
29. 2008-02-13
    historical
30. 2008-01-11
    listed $44,900
31. 2008-01-11
    listed $44,900
32. 2004-12-05
    historical
33. 2004-08-07
    listed $48,000
34. 2001-01-01
    historical
35. 2000-08-18
    listed $24,000

ⓘ 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: $1,097 · $91/mo
• Projected year-2 tax: $1,097 · $91/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $28,293
• − Mortgage interest: −$7,562
• − Property taxes: −$1,097
• − Insurance: −$675
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − Depreciation: −$3,927
• Taxable income: $10,505
• Est. tax owed @ 24.0%: −$2,521
• After-tax cash flow: $9,563/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

Good 75/100 Cosmetic rehab

This 2019 manufactured home in Banning's Sunrise Mobile Estates community is in good condition with modern amenities and a well-maintained exterior. It's ready for a fresh coat of paint and some interior updates to maximize its value.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Both Replace carpet with hardwood — Improves both resale and rental value
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Both Replace carpet with hardwood — Improves both resale and rental value ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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

+462.5% since first listed

21 events — show timeline

• 2026-02-06 Price Changed $135,000 CRMLS
• 2025-12-31 Listed $139,900 CRMLS
• 2025-03-31 Listing Removed — CRMLS
• 2024-12-06 Price Changed $155,000 CRMLS
• 2024-04-20 Listed $159,000 CRMLS
• 2016-03-26 Listing Removed — CRMLS
• 2016-03-26 Listed $22,000 CRMLS
• 2016-03-22 Sold (MLS) $22,000 CRMLS
• 2016-03-22 Sold (MLS) $22,000 CRMLS
• 2015-10-19 Listed $22,000 CRMLS
• 2015-10-18 Listing Removed — CRMLS
• 2015-10-09 Price Changed $22,000 CRMLS
• 2015-06-12 Listed $26,950 CRMLS
• 2009-02-09 Listing Removed — CRMLS
• 2008-02-13 Listing Removed — CRMLS
• 2008-01-11 Listed $44,900 CRMLS
• 2008-01-11 Listed $44,900 CRMLS
• 2004-12-05 Listing Removed — CRMLS
• 2004-08-07 Listed $48,000 CRMLS
• 2001-01-01 Listing Removed — GPSMLS
• 2000-08-18 Listed $24,000 GPSMLS

Property tax history

+1.1%/yr

Latest (2025): $1,097 · +1.9% YoY. Source: county tax records.