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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

2670 Marvin Trl

2670 Marvin Trl

Redding, CA 96001

$287,000

2 bd · 2 ba · 1,056 sqft · Listed 19d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

1984

Sqft

1,056

Lot sqft

6,098

HOA / mo

$65

Furnished

No

List date

2026-09-10T21:47:54.000000Z

Revenue

Annual revenue

$18,620

ADR

$84

Occupancy

61%

Cleaning fees (12 mo)

$2,026

Confidence

Low (31.4), 14 comps

Comp revenue range (p25 / median / p75)

$8,560$15,755$20,877

  • Modern Comforts at Olney Creek Outpost

    House · 3 bd · 2 ba · sleeps 8 · 0.2 mi

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

    AirbnbVrbo

  • Peaceful & stylish ADU w/Tub+kitchen: Artist Dream

    Guest house · 1 bd · 1 ba · sleeps 2 · 0.3 mi

    Revenue $8,210ADR $120Occ ≈ 19%—

    Airbnb

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

    House · 3 bd · 2 ba · sleeps 6 · 0.6 mi

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

    AirbnbVrbo

  • Fresh, New, Spacious! Easy Check-In. Safe & Quiet.

    Guest house · 1 bd · 1 ba · sleeps 2 · 0.9 mi

    Revenue $12,492ADR $61Occ ≈ 56%4.7★ (26)

    Airbnb

  • Slip away to our quiet and peaceful suite

    Guest suite · 1 bd · 1 ba · sleeps 2 · 1.2 mi

    Revenue $9,608ADR $45Occ ≈ 58%5★ (467)

    AirbnbVrbo

  • Clean & cozy studio close to I-5, Starbs, In&Out

    Guest suite · 1 bd · 1 ba · sleeps 2 · 1.3 mi

    Revenue $21,803ADR $88Occ ≈ 68%4.8★ (424)

    Airbnb

  • Clean & cozy room close to I-5, Starbucks, In&Out

    Apartment · 1 bd · 1 ba · sleeps 2 · 1.3 mi

    Revenue $15,703ADR $82Occ ≈ 52%4.9★ (481)

    Airbnb

  • Cozy Willow Suite

    Guest house · 1 bd · 1 ba · sleeps 2 · 1.6 mi

    Revenue $15,806ADR $81Occ ≈ 53%4.8★ (83)

    Airbnb

  • The Hidden Treasure

    House · 2 bd · 1 ba · sleeps 3 · 1.7 mi

    Revenue $16,882ADR $71Occ ≈ 65%5★ (1)

    Airbnb

  • The Hideout-21’ sleeps 4

    Camper/RV · 2 bd · 1 ba · sleeps 5 · 1.7 mi

    Revenue $408ADR $136Occ ≈ 1%—

    Airbnb

Show all 14 comps

  • 💤Peaceful & Private 2 Room Suite w/ Pvt. Entrance

    Guest suite · 2 bd · 1 ba · sleeps 3 · 1.8 mi

    Revenue $25,741ADR $94Occ ≈ 75%5★ (470)

    Airbnb

  • Cottage on the Sacramento River in the City of Redding

    House · 1 bd · 1 ba · sleeps 2 · 1.9 mi

    Revenue $4,765ADR $191Occ ≈ 7%5★ (15)

    Vrbo

  • 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

  • Redding River House II, Stunning River Location.

    House · 2 bd · 2 ba · sleeps 6 · 2.0 mi

    Revenue $7,774ADR $203Occ ≈ 10%5★ (1)

    Vrbo

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
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$18,620

NOI

$3,590

Cash flow /mo

-$1,247

Cash needed

$99,230

Cash-on-cash

-15.1%

ROE (yr 1)

-4.5%

Cap rate

1.3%

DSCR

0.19

Year-1 write-off

$89,100

Year-1 tax shield @ 32%

$28,512

Year-1 return on equity

  • Cash flow (annual)-$14,968
  • Principal paydown$1,878
  • Appreciation at%$8,610
ROE-4.5%
ROE incl. year-1 tax savings (32% bracket, STR loophole)24.2%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$3,724
  • Platform fees (3% of revenue)$559
  • Maintenance / capex (5% of revenue)$931
  • Utilities & supplies$4,200
  • HOA$780
  • Property tax$3,588
  • Insurance (STR-rated)$1,679

Cash needed to close

  • Down payment (25%)$71,750
  • Closing costs (4.0%)$11,480
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$28,512

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

$239,000

Short-life (5/15-yr)

$73,000 · 30%

Year-1 deduction

$89,000

Year-1 tax shield @ 32%

$29,000

Land 17% (county tax record, assessed value split) · building $167,000 over 39 years · new furniture $16,000

Based on: 1,056 sq ft, built 1984, 2 bd / 2 ba, unfurnished, listing features (flooring types).

IRS-guide safe-harbor floor: $68,000 in year 1 (21% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$67,100

  • Kitchen cabinetsdefault

    $8,100 new × 40% good × 2.80 allocation

    $9,100

  • Kitchen countertopsdefault

    $6,600 new × 40% good × 2.80 allocation

    $7,400

  • Decorative trimdefault

    $1,800 new × 40% good × 2.80 allocation

    $2,100

  • Mirrorsdefault

    $300 new × 40% good × 2.80 allocation

    $300

  • Shelvingdefault

    $900 new × 40% good × 2.80 allocation

    $1,000

  • Window coverings (11)default

    $2,800 new × 40% good × 2.80 allocation

    $3,100

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

    $6,800 new × 40% good × 2.80 allocation

    $7,600

  • Kitchen & laundry equipment plumbingdefault

    $6,300 new × 40% good × 2.80 allocation

    $7,100

  • Kitchen, laundry & data equipment electricaldefault

    $3,800 new × 40% good × 2.80 allocation

    $4,300

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

    $8,100 new × 40% good × 2.80 allocation

    $9,100

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$21,500

  • Paving: driveway & walks (paved)default

    $6,700 new × 50% good × 2.80 allocation

    $9,400

  • Landscaping (typical)default

    $6,500 new × 50% good × 2.80 allocation

    $9,100

  • Patiosdefault

    $1,000 new × 50% good × 2.80 allocation

    $1,500

  • Decks & porches (attached)default

    $1,000 new × 50% good × 2.80 allocation

    $1,500
Building, 39-year$166,600

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

    $114,200 new × 40% good × 2.80 allocation

    $128,000

  • Building plumbing & fixturesdefault

    $11,800 new × 40% good × 2.80 allocation

    $13,300

  • Building electrical & lightingdefault

    $10,700 new × 40% good × 2.80 allocation

    $12,000

  • HVACdefault

    $11,900 new × 40% good × 2.80 allocation

    $13,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$67,100$21,500$500$89,100
2$0$0$4,300$4,300
3$0$0$4,300$4,300
4$0$0$4,300$4,300
5$0$0$4,300$4,300
6+$0$0$149,000$149,000
Total$67,100$21,500$166,600$255,200

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.