725 Oleta Dr
Redding, CA 96003
$349,000
3 bd · 2 ba · 1,887 sqft · Listed 1d ago
View on Realtor.com →Year built
1974
Sqft
1,887
Lot sqft
10,454
HOA / mo
$0
Furnished
No
List date
2026-10-20T21:22:57.000000Z
Revenue
Annual revenue
$57,113
ADR
$189
Occupancy
83%
Cleaning fees (12 mo)
$11,284
Confidence
Low (49.75), 6 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $50,321
*Modern Getaway* w/deck, near Bethel & I5, +extras
Townhouse · 2 bd · 2 ba · sleeps 12 · 0.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $48,111ADR $153Occ ≈ 86%4.9★ (555)
|The Ritz 66| Posh + Pool + Views!
House · 4 bd · 2.5 ba · sleeps 12 · 0.7 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $8,759ADR $505Occ ≈ 5%5★ (3)
Songbird Retreat, 2 Bedrooms, Private Bath
House · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $30,913ADR $94Occ ≈ 90%5★ (129)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
🏝 Relax & Refresh 🏝 Family Pool House w/ BBQ 🍖 House
| 4 bd · 2 ba · sleeps 10 | $67,458 | $238 | 78% | 5★ (283) | 0.2 mi | AirbnbVrbo |
The ARK Villa | Mountain Views | Pool Villa
| 4 bd · 3 ba · sleeps 11 | $70,296 | $452 | 43% | 4.9★ (107) | 0.2 mi | AirbnbVrbo |
*Modern Getaway* w/deck, near Bethel & I5, +extras Townhouse
| 2 bd · 2 ba · sleeps 12 | $48,111 | $153 | 86% | 4.9★ (555) | 0.4 mi | Airbnb |
Panorama green belt view with hot tub & fireplace House
| 3 bd · 2 ba · sleeps 6 | $52,531 | $225 | 64% | 5★ (50) | 0.4 mi | AirbnbVrbo |
|The Ritz 66| Posh + Pool + Views! House
| 4 bd · 2.5 ba · sleeps 12 | $8,759 | $505 | 5% | 5★ (3) | 0.7 mi | Airbnb |
Songbird Retreat, 2 Bedrooms, Private Bath House | 2 bd · 1 ba · sleeps 4 | $30,913 | $94 | 90% | 5★ (129) | 0.7 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$57,113
NOI
$31,041
Cash flow /mo
$639
Cash needed
$120,710
Cash-on-cash
6.3%
ROE (yr 1)
16.8%
Cap rate
8.9%
DSCR
1.33
Year-1 write-off
$99,048
Year-1 tax shield @ 32%
$31,695
Year-1 return on equity
- Cash flow (annual)$7,664
- Principal paydown$2,122
- 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)$11,423
- Platform fees (3% of revenue)$1,713
- Maintenance / capex (5% of revenue)$2,856
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,363
- Insurance (STR-rated)$2,042
Cash needed to close
- Down payment (25%)$87,250
- Closing costs (4.0%)$13,960
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$31,695
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
$275,000
Short-life (5/15-yr)
$79,000 · 29%
Year-1 deduction
$99,000
Year-1 tax shield @ 32%
$32,000
Land 21% (county tax record, assessed value split) · building $196,000 over 39 years · new furniture $20,000
Based on: 1,887 sq ft, built 1974, 3 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $64,000 in year 1 (16% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,100
Kitchen cabinetsdefault
$9,900 new × 40% good × 1.78 allocation
- $5,800
Kitchen countertopsdefault
$8,100 new × 40% good × 1.78 allocation
- $2,300
Decorative trimdefault
$3,300 new × 40% good × 1.78 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.78 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.78 allocation
- $3,400
Window coverings (19)default
$4,800 new × 40% good × 1.78 allocation
- $5,800
Carpet, vinyl & laminate (67% of floors)listing
$8,100 new × 40% good × 1.78 allocation
- $5,500
Kitchen & laundry equipment plumbingdefault
$7,700 new × 40% good × 1.78 allocation
- $3,300
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 40% good × 1.78 allocation
- $5,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.78 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,000
Paving: driveway & walks (paved)default
$9,000 new × 50% good × 1.78 allocation
- $7,700
Landscaping (typical)default
$8,700 new × 50% good × 1.78 allocation
- $1,700
Patiosdefault
$1,900 new × 50% good × 1.78 allocation
- $3,100
Irrigationlisting
$3,500 new × 50% good × 1.78 allocation
- $18,900
Decks & porches (attached)listing
$21,200 new × 50% good × 1.78 allocation
- $145,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$204,700 new × 40% good × 1.78 allocation
- $15,100
Building plumbing & fixturesdefault
$21,200 new × 40% good × 1.78 allocation
- $15,100
Building electrical & lightingdefault
$21,200 new × 40% good × 1.78 allocation
- $15,100
HVACdefault
$21,300 new × 40% good × 1.78 allocation
- $2,900
Hardwood & tile floorsdefault
$4,000 new × 40% good × 1.78 allocation
- $1,900
Fireplacelisting
$2,600 new × 40% good × 1.78 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $59,500 | $39,400 | $200 | $99,000 |
| 2 | $0 | $0 | $5,000 | $5,000 |
| 3 | $0 | $0 | $5,000 | $5,000 |
| 4 | $0 | $0 | $5,000 | $5,000 |
| 5 | $0 | $0 | $5,000 | $5,000 |
| 6+ | $0 | $0 | $175,400 | $175,400 |
| Total | $59,500 | $39,400 | $195,600 | $294,500 |
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, 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.