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6838 Reflection St

6838 Reflection St

Redding, CA 96001

$202,500

3 bd · 2 ba · 1,176 sqft · Listed 24d ago

View on Realtor.com →
Low confidence

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)

$34,082$38,797$49,075

  • Hidden Charm- A cozy home with Pool & Game room

    House · 3 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $37,014ADR $180Occ ≈ 56%4.8★ (132)

    AirbnbVrbo

  • Modern Comforts at Olney Creek Outpost

    House · 3 bd · 2 ba · sleeps 8 · 0.3 mi

    Revenue $18,100ADR $324Occ ≈ 15%4.9★ (10)

    AirbnbVrbo

  • Comfortable home near river access trail

    House · 3 bd · 1 ba · sleeps 6 · 1.6 mi

    Revenue $58,315ADR $304Occ ≈ 53%4.8★ (48)

    AirbnbVrboBooking

  • Renovated Home - 3Bd/2Ba, Washer & Dryer

    House · 3 bd · 2 ba · sleeps 6 · 1.8 mi

    Revenue $51,907ADR $196Occ ≈ 73%5★ (178)

    Airbnb

  • Newly Remodeled Charming home!

    House · 3 bd · 1 ba · sleeps 5 · 1.9 mi

    Revenue $33,104ADR $186Occ ≈ 49%4.8★ (30)

    AirbnbVrbo

  • 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)

    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

Financing

Est. revenue

$40,678

NOI

$21,676

Cash flow /mo

$1,806

Cash needed

$230,100

Cash-on-cash (all cash)

9.4%

ROE (yr 1)

12.1%

Cap rate

10.7%

DSCR

—

Year-1 write-off

$61,567

Year-1 tax shield @ 32%

$19,702

Year-1 return on equity

  • Cash flow (annual)$21,676
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$6,075
ROE12.1%
ROE incl. year-1 tax savings (32% bracket, STR loophole)20.6%
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

  • Purchase price (all cash)$202,500
  • 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-year property$48,800

  • Kitchen cabinetsdefault

    $8,400 new × 40% good × 1.53 allocation

    $5,100

  • Kitchen countertopsdefault

    $6,900 new × 40% good × 1.53 allocation

    $4,200

  • Decorative trimdefault

    $2,100 new × 40% good × 1.53 allocation

    $1,300

  • Mirrorsdefault

    $300 new × 40% good × 1.53 allocation

    $200

  • Shelvingdefault

    $1,200 new × 40% good × 1.53 allocation

    $700

  • Window coverings (12)default

    $3,000 new × 40% good × 1.53 allocation

    $1,800

  • Carpet, vinyl & laminate (100% of floors)listing

    $7,600 new × 40% good × 1.53 allocation

    $4,600

  • Kitchen & laundry equipment plumbingdefault

    $6,500 new × 40% good × 1.53 allocation

    $4,000

  • Kitchen, laundry & data equipment electricaldefault

    $3,900 new × 40% good × 1.53 allocation

    $2,400

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 1.53 allocation

    $5,000

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$12,400

  • Paving: driveway & walks (paved)default

    $7,100 new × 50% good × 1.53 allocation

    $5,400

  • Landscaping (typical)default

    $6,800 new × 50% good × 1.53 allocation

    $5,200

  • Patiosdefault

    $1,200 new × 50% good × 1.53 allocation

    $900

  • Decks & porches (attached)default

    $1,200 new × 50% good × 1.53 allocation

    $900
Building, 39-year$101,300

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $127,000 new × 40% good × 1.53 allocation

    $77,700

  • Building plumbing & fixturesdefault

    $13,200 new × 40% good × 1.53 allocation

    $8,100

  • Building electrical & lightingdefault

    $12,200 new × 40% good × 1.53 allocation

    $7,400

  • HVACdefault

    $13,200 new × 40% good × 1.53 allocation

    $8,100

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.