6838 Reflection St
Redding, CA 96001
$202,500
3 bd · 2 ba · 1,176 sqft · Listed 24d ago
View on Realtor.com →Year built
1970
Sqft
1,176
Lot sqft
9,583
HOA / mo
$0
Furnished
No
List date
2026-09-05T03:59:22.000000Z
Revenue
Annual revenue
$40,678
ADR
$197
Occupancy
57%
Cleaning fees (12 mo)
$5,295
Confidence
Med (64.26), 6 comps
Comp revenue range (p25 / median / p75)
Renovated Home - 3Bd/2Ba, Washer & Dryer
House · 3 bd · 2 ba · sleeps 6 · 1.8 mi
Revenue $51,907ADR $196Occ ≈ 73%5★ (178)
Gorgeous Riverside Home Close to Bethel Church
House · 3 bd · 2 ba · sleeps 8 · 2.0 mi
Revenue $40,579ADR $327Occ ≈ 34%4.9★ (97)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hidden Charm- A cozy home with Pool & Game room House | 3 bd · 2 ba · sleeps 6 | $37,014 | $180 | 56% | 4.8★ (132) | 0.2 mi | AirbnbVrbo |
Modern Comforts at Olney Creek Outpost House | 3 bd · 2 ba · sleeps 8 | $18,100 | $324 | 15% | 4.9★ (10) | 0.3 mi | AirbnbVrbo |
Comfortable home near river access trail House | 3 bd · 1 ba · sleeps 6 | $58,315 | $304 | 53% | 4.8★ (48) | 1.6 mi | AirbnbVrboBooking |
Renovated Home - 3Bd/2Ba, Washer & Dryer House | 3 bd · 2 ba · sleeps 6 | $51,907 | $196 | 73% | 5★ (178) | 1.8 mi | Airbnb |
Newly Remodeled Charming home! House | 3 bd · 1 ba · sleeps 5 | $33,104 | $186 | 49% | 4.8★ (30) | 1.9 mi | AirbnbVrbo |
Gorgeous Riverside Home Close to Bethel Church House | 3 bd · 2 ba · sleeps 8 | $40,579 | $327 | 34% | 4.9★ (97) | 2.0 mi | Airbnb |
Revenue and nightly rate (ADR) are trailing-12-month figures per listing. Occupancy is estimated as revenue ÷ ADR ÷ 365 and can read high when revenue includes cleaning fees.
Cash flow calculator
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$40,678
NOI
$21,676
Cash flow /mo
$715
Cash needed
$78,225
Cash-on-cash
11.0%
ROE (yr 1)
20.4%
Cap rate
10.7%
DSCR
1.66
Year-1 write-off
$61,567
Year-1 tax shield @ 32%
$19,702
Year-1 return on equity
- Cash flow (annual)$8,582
- Principal paydown$1,325
- Appreciation at%$6,075
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,136
- Platform fees (3% of revenue)$1,220
- Maintenance / capex (5% of revenue)$2,034
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,531
- Insurance (STR-rated)$1,185
Cash needed to close
- Down payment (25%)$50,625
- Closing costs (4.0%)$8,100
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$19,702
Property tax, insurance rate and the land/building split come from this listing's county tax record; other assumptions match the daily feed (see tasks/plan.md).
The write-off comes from the cost segregation estimate below. Not tax advice.
Cost segregation estimate
An estimate from the listing: every part of the home is priced from national construction costs, less wear for age, and the price (less land) is spread over the parts in proportion. The headline is what a typical cost seg study would claim for this property. The answers below are optional refinements.
Depreciable basis
$143,000
Short-life (5/15-yr)
$42,000 · 29%
Year-1 deduction
$62,000
Year-1 tax shield @ 32%
$20,000
Land 29% (county tax record, assessed value split) · building $101,000 over 39 years · new furniture $20,000
Based on: 1,176 sq ft, built 1970, 3 bd / 2 ba, unfurnished, listing features (flooring types).
IRS-guide safe-harbor floor: $49,000 in year 1 (21% short-life, $16,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $5,100
Kitchen cabinetsdefault
$8,400 new × 40% good × 1.53 allocation
- $4,200
Kitchen countertopsdefault
$6,900 new × 40% good × 1.53 allocation
- $1,300
Decorative trimdefault
$2,100 new × 40% good × 1.53 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.53 allocation
- $700
Shelvingdefault
$1,200 new × 40% good × 1.53 allocation
- $1,800
Window coverings (12)default
$3,000 new × 40% good × 1.53 allocation
- $4,600
Carpet, vinyl & laminate (100% of floors)listing
$7,600 new × 40% good × 1.53 allocation
- $4,000
Kitchen & laundry equipment plumbingdefault
$6,500 new × 40% good × 1.53 allocation
- $2,400
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 1.53 allocation
- $5,000
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.53 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $5,400
Paving: driveway & walks (paved)default
$7,100 new × 50% good × 1.53 allocation
- $5,200
Landscaping (typical)default
$6,800 new × 50% good × 1.53 allocation
- $900
Patiosdefault
$1,200 new × 50% good × 1.53 allocation
- $900
Decks & porches (attached)default
$1,200 new × 50% good × 1.53 allocation
- $77,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$127,000 new × 40% good × 1.53 allocation
- $8,100
Building plumbing & fixturesdefault
$13,200 new × 40% good × 1.53 allocation
- $7,400
Building electrical & lightingdefault
$12,200 new × 40% good × 1.53 allocation
- $8,100
HVACdefault
$13,200 new × 40% good × 1.53 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $48,800 | $12,400 | $300 | $61,600 |
| 2 | $0 | $0 | $2,600 | $2,600 |
| 3 | $0 | $0 | $2,600 | $2,600 |
| 4 | $0 | $0 | $2,600 | $2,600 |
| 5 | $0 | $0 | $2,600 | $2,600 |
| 6+ | $0 | $0 | $90,600 | $90,600 |
| Total | $48,800 | $12,400 | $101,300 | $162,500 |
Model-based estimate, not an engineered cost segregation study. The IRS doesn’t approve studies; get a professional study before filing. Using these losses against W-2 income needs the short-term rental exception (average stay ≤7 days + material participation). The 39-year building life applies because stays average under 30 days, a separate test (27.5 years for a long-term rental). Federal only: California and Georgia disallow bonus depreciation, Ohio adds back 5/6 of it, and Tennessee has no personal income tax. Not tax advice.
Market note
Rules differ by jurisdiction. City of Redding caps whole-home vacation rentals at 400 with a 600 ft spacing rule (300 ft with a physical buffer), and its permit is NOT transferable to a new owner. Shasta Lake city and unincorporated Shasta County allow permitted rentals with no cap found, but permits also do not transfer on sale. Lodging tax ~10% plus a 2% tourism assessment in Redding. Verify parcel eligibility with the city or county before you buy.