2591 Sacramento Dr
Redding, CA 96001
$349,000
3 bd · 2 ba · 1,450 sqft · Listed 1d ago
View on Realtor.com →Year built
1955
Sqft
1,450
Lot sqft
8,712
HOA / mo
$0
Furnished
No
List date
2026-10-16T16:44:38.000000Z
Revenue
Annual revenue
$40,384
ADR
$193
Occupancy
57%
Cleaning fees (12 mo)
$6,660
Confidence
Low (28.36), 12 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $33,747
The Hideout-21’ sleeps 4
Camper/RV · 2 bd · 1 ba · sleeps 5 · 1.2 mi
Revenue $1,387ADR $0Occ ≈ ——
Delisted
💤Peaceful & Private 2 Room Suite w/ Pvt. Entrance
Guest suite · 2 bd · 1 ba · sleeps 3 · 1.2 mi
- A/C
- Free parking
- Wifi
Revenue $25,035ADR $90Occ ≈ 76%5★ (476)
Redding River House II, Stunning River Location.
House · 2 bd · 2 ba · sleeps 6 · 1.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $12,586ADR $203Occ ≈ 17%5★ (1)
Foosball+King Bed Costco Closeby Huge Master Suite
House · 4 bd · 2.5 ba · sleeps 10 · 1.7 mi
Revenue $42,149ADR $270Occ ≈ 43%4.2★ (17)
Jardin Pasatiempo with Gourmet Kitchen & EV Charger
House · 2 bd · 2.5 ba · sleeps 6 · 1.8 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $51,164ADR $256Occ ≈ 55%5★ (303)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Modern Comforts at Olney Creek Outpost House
| 3 bd · 2 ba · sleeps 8 | $21,476 | $321 | 18% | 4.9★ (11) | 0.6 mi | AirbnbVrbo |
Hidden Charm- A cozy home with Pool & Game room House
| 3 bd · 2 ba · sleeps 6 | $35,990 | $180 | 55% | 4.8★ (134) | 0.7 mi | AirbnbVrbo |
Dog Friendly + Canopy Lit Pool + 2 Masters w/Kings House
| 4 bd · 3 ba · sleeps 8 | $84,981 | $358 | 65% | 4.8★ (167) | 0.7 mi | AirbnbVrboBooking |
The Hideout-21’ sleeps 4 Camper/RV | 2 bd · 1 ba · sleeps 5 | $1,387 | $0 | — | — | 1.2 mi | Delisted |
💤Peaceful & Private 2 Room Suite w/ Pvt. Entrance Guest suite
| 2 bd · 1 ba · sleeps 3 | $25,035 | $90 | 76% | 5★ (476) | 1.2 mi | Airbnb |
Comfortable home near river access trail House
| 3 bd · 1 ba · sleeps 6 | $64,716 | $311 | 57% | 4.8★ (48) | 1.3 mi | AirbnbVrboBooking |
Redding River House II, Stunning River Location. House
| 2 bd · 2 ba · sleeps 6 | $12,586 | $203 | 17% | 5★ (1) | 1.6 mi | Vrbo |
The Rivercrest Branch House | Spacious + Bright House
| 4 bd · 2.5 ba · sleeps 9 | $47,857 | $391 | 34% | 4.7★ (20) | 1.7 mi | AirbnbVrboBooking |
Foosball+King Bed Costco Closeby Huge Master Suite House | 4 bd · 2.5 ba · sleeps 10 | $42,149 | $270 | 43% | 4.2★ (17) | 1.7 mi | Airbnb |
Jardin Pasatiempo with Gourmet Kitchen & EV Charger House
| 2 bd · 2.5 ba · sleeps 6 | $51,164 | $256 | 55% | 5★ (303) | 1.8 mi | Airbnb |
Show 2 more
Danish Grandma's Redding Country Acres Hideaway
House · 2 bd · 1.5 ba · sleeps 4 · 1.9 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $1,309ADR $130Occ ≈ 3%5★ (5)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Newly Remodeled Charming home! House
| 3 bd · 1 ba · sleeps 5 | $31,504 | $190 | 45% | 4.8★ (32) | 1.9 mi | AirbnbVrbo |
Danish Grandma's Redding Country Acres Hideaway House
| 2 bd · 1.5 ba · sleeps 4 | $1,309 | $130 | 3% | 5★ (5) | 1.9 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
Est. revenue
$40,384
NOI
$18,996
Cash flow /mo
$1,583
Cash needed
$382,460
Cash-on-cash (all cash)
5.0%
ROE (yr 1)
7.7%
Cap rate
5.4%
DSCR
—
Year-1 write-off
$88,104
Year-1 tax shield @ 32%
$28,193
Year-1 return on equity
- Cash flow (annual)$18,996
- Principal paydown (n/a, cash)$0
- Appreciation at%$10,470
Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,077
- Platform fees (3% of revenue)$1,212
- Maintenance / capex (5% of revenue)$2,019
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,363
- Insurance (STR-rated)$2,042
Cash needed to close
- Purchase price (all cash)$349,000
- Closing costs (4.0%)$13,960
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$28,193
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
$294,000
Short-life (5/15-yr)
$68,000 · 23%
Year-1 deduction
$88,000
Year-1 tax shield @ 32%
$28,000
Land 16% (county tax record, assessed value split) · building $226,000 over 39 years · new furniture $20,000
Based on: 1,450 sq ft, built 1955, 3 bd / 2 ba, unfurnished, listing features (flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $66,000 in year 1 (16% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,900
Kitchen cabinetsdefault
$9,000 new × 40% good × 2.49 allocation
- $7,300
Kitchen countertopsdefault
$7,300 new × 40% good × 2.49 allocation
- $2,500
Decorative trimdefault
$2,500 new × 40% good × 2.49 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.49 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.49 allocation
- $3,700
Window coverings (15)default
$3,800 new × 40% good × 2.49 allocation
- $2,300
Carpet, vinyl & laminate (25% of floors)listing
$2,300 new × 40% good × 2.49 allocation
- $7,000
Kitchen & laundry equipment plumbingdefault
$7,000 new × 40% good × 2.49 allocation
- $4,200
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 2.49 allocation
- $8,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.49 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,800
Paving: driveway & walks (paved)default
$7,900 new × 50% good × 2.49 allocation
- $9,400
Landscaping (typical)default
$7,600 new × 50% good × 2.49 allocation
- $1,800
Patiosdefault
$1,400 new × 50% good × 2.49 allocation
- $1,800
Decks & porches (attached)default
$1,400 new × 50% good × 2.49 allocation
- $156,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$156,900 new × 40% good × 2.49 allocation
- $16,200
Building plumbing & fixturesdefault
$16,300 new × 40% good × 2.49 allocation
- $15,600
Building electrical & lightingdefault
$15,700 new × 40% good × 2.49 allocation
- $16,300
HVACdefault
$16,300 new × 40% good × 2.49 allocation
- $7,000
Hardwood & tile floorsdefault
$7,000 new × 40% good × 2.49 allocation
- $14,900
Septic systemlisting
$12,000 new × 50% good × 2.49 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $65,000 | $22,800 | $200 | $88,100 |
| 2 | $0 | $0 | $5,800 | $5,800 |
| 3 | $0 | $0 | $5,800 | $5,800 |
| 4 | $0 | $0 | $5,800 | $5,800 |
| 5 | $0 | $0 | $5,800 | $5,800 |
| 6+ | $0 | $0 | $202,700 | $202,700 |
| Total | $65,000 | $22,800 | $226,100 | $314,000 |
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, Georgia and Wisconsin 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.