1203 Willis St
Redding, CA 96001
$111,000
2 bd · 1 ba · 886 sqft · Listed 4d ago
View on Realtor.com →Year built
1932
Sqft
886
Lot sqft
3,485
HOA / mo
$0
Furnished
No
List date
2026-09-25T21:49:47.000000Z
Revenue
Annual revenue
$25,595
ADR
$102
Occupancy
69%
Cleaning fees (12 mo)
$2,907
Confidence
Low (29.11), 18 comps
Comp revenue range (p25 / median / p75)
Charming Renovated Boho Bungalow in Downtown
Bungalow · 2 bd · 1 ba · sleeps 3 · 0.2 mi
Revenue $26,673ADR $86Occ ≈ 85%5★ (5)
Downtown Bungalow- comfortable & central location
House · 2 bd · 1 ba · sleeps 2 · 0.2 mi
Revenue $12,831ADR $141Occ ≈ 25%5★ (2)
Cozy Redding Casa
Place · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $4,198ADR $121Occ ≈ 10%4.2★ (6)
Quiet Cottage (30 day minimum stay)
Cottage · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $8,235ADR $77Occ ≈ 29%5★ (3)
Retreat at the Abode on Olive (30+ Day Stay)
House · 2 bd · 1 ba · sleeps 3 · 0.3 mi
Revenue $34,234ADR $111Occ ≈ 84%5★ (2)
Piper's Place
Apartment · 2 bd · 1 ba · sleeps 2 · 0.4 mi
Revenue $7,855ADR $169Occ ≈ 13%4.8★ (101)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Amy's Whinehouse | Downtown House | 2 bd · 1 ba · sleeps 5 | $31,714 | $169 | 51% | 4.8★ (26) | 236 ft | AirbnbVrbo |
Walkable & Bright Bungalow in Dtwn Redding! House | 2 bd · 1 ba · sleeps 4 | $33,259 | $104 | 88% | — | 0.2 mi | AirbnbVrboBooking |
Charming Renovated Boho Bungalow in Downtown Bungalow | 2 bd · 1 ba · sleeps 3 | $26,673 | $86 | 85% | 5★ (5) | 0.2 mi | Airbnb |
The Orange Retreat House | 2 bd · 1 ba · sleeps 4 | $960 | $120 | 2% | — | 0.2 mi | Airbnb |
Downtown Bungalow- comfortable & central location House | 2 bd · 1 ba · sleeps 2 | $12,831 | $141 | 25% | 5★ (2) | 0.2 mi | Airbnb |
Cozy Redding Casa Place | 2 bd · 1 ba · sleeps 4 | $4,198 | $121 | 10% | 4.2★ (6) | 0.2 mi | Airbnb |
Quiet Cottage (30 day minimum stay) Cottage | 2 bd · 1 ba · sleeps 4 | $8,235 | $77 | 29% | 5★ (3) | 0.2 mi | Airbnb |
Vintage 2 BR Home near Downtown and Trails House | 2 bd · 1 ba · sleeps 4 | $39,190 | $139 | 77% | 5★ (300) | 0.3 mi | AirbnbVrbo |
Retreat at the Abode on Olive (30+ Day Stay) House | 2 bd · 1 ba · sleeps 3 | $34,234 | $111 | 84% | 5★ (2) | 0.3 mi | Airbnb |
Piper's Place Apartment | 2 bd · 1 ba · sleeps 2 | $7,855 | $169 | 13% | 4.8★ (101) | 0.4 mi | Airbnb |
Show all 19 comps
Spacious Rose Garden Long Term 2-bdrm queens
House · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $16,562ADR $67Occ ≈ 68%5★ (3)
Modern Downtown Loft
Loft · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $45,445ADR $167Occ ≈ 75%4.8★ (659)
Quiet Home Downtown, Near River Trail
House · 2 bd · 1 ba · sleeps 4 · 0.5 mi
Revenue $2,268ADR $81Occ ≈ 8%—
2 Bedrooms w Private Entrance, Kitchen and Bath
Guest suite · 2 bd · 1 ba · sleeps 4 · 0.5 mi
Revenue $4,424ADR $105Occ ≈ 12%—
White Picket Fence-Clean, Cozy, Pet Friendly
House · 2 bd · 1 ba · sleeps 4 · 0.5 mi
Revenue $22,903ADR $154Occ ≈ 41%5★ (125)
Remodeled Two Bedroom Townhouse overlooking River
Apartment · 2 bd · 1.5 ba · sleeps 4 · 0.6 mi
Revenue $13,709ADR $79Occ ≈ 48%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Walk to Downtown • River Trail House | 2 bd · 1 ba · sleeps 5 | $33,812 | $170 | 54% | 5★ (96) | 0.4 mi | AirbnbVrboBooking |
Spacious Rose Garden Long Term 2-bdrm queens House | 2 bd · 1 ba · sleeps 4 | $16,562 | $67 | 68% | 5★ (3) | 0.4 mi | Airbnb |
Welcome to Walnut Ave! House | 2 bd · 1 ba · sleeps 4 | $30,591 | $157 | 53% | 5★ (99) | 0.4 mi | AirbnbVrbo |
Modern Downtown Loft Loft | 2 bd · 1 ba · sleeps 4 | $45,445 | $167 | 75% | 4.8★ (659) | 0.4 mi | Airbnb |
The Fig House | Near Shasta and Downtown House | 2 bd · 1.5 ba · sleeps 4 | $8,714 | $202 | 12% | 4.7★ (12) | 0.5 mi | AirbnbVrbo |
Quiet Home Downtown, Near River Trail House | 2 bd · 1 ba · sleeps 4 | $2,268 | $81 | 8% | — | 0.5 mi | Airbnb |
2 Bedrooms w Private Entrance, Kitchen and Bath Guest suite | 2 bd · 1 ba · sleeps 4 | $4,424 | $105 | 12% | — | 0.5 mi | Airbnb |
White Picket Fence-Clean, Cozy, Pet Friendly House | 2 bd · 1 ba · sleeps 4 | $22,903 | $154 | 41% | 5★ (125) | 0.5 mi | Airbnb |
Remodeled Two Bedroom Townhouse overlooking River Apartment | 2 bd · 1.5 ba · sleeps 4 | $13,709 | $79 | 48% | — | 0.6 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
$25,595
NOI
$12,358
Cash flow /mo
$432
Cash needed
$48,190
Cash-on-cash
10.7%
ROE (yr 1)
19.2%
Cap rate
11.1%
DSCR
1.72
Year-1 write-off
$46,327
Year-1 tax shield @ 32%
$14,825
Year-1 return on equity
- Cash flow (annual)$5,180
- Principal paydown$726
- Appreciation at%$3,330
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$5,119
- Platform fees (3% of revenue)$768
- Maintenance / capex (5% of revenue)$1,280
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,388
- Insurance (STR-rated)$649
Cash needed to close
- Down payment (25%)$27,750
- Closing costs (4.0%)$4,440
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$14,825
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
$93,000
Short-life (5/15-yr)
$30,000 · 32%
Year-1 deduction
$46,000
Year-1 tax shield @ 32%
$15,000
Land 16% (county tax record, assessed value split) · building $63,000 over 39 years · new furniture $16,000
Based on: 886 sq ft, built 1932, 2 bd / 1 ba, unfurnished, listing features (flooring types).
IRS-guide safe-harbor floor: $37,000 in year 1 (23% short-life, $12,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $3,900
Kitchen cabinetsdefault
$7,700 new × 40% good × 1.26 allocation
- $3,200
Kitchen countertopsdefault
$6,300 new × 40% good × 1.26 allocation
- $800
Decorative trimdefault
$1,600 new × 40% good × 1.26 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 1.26 allocation
- $500
Shelvingdefault
$900 new × 40% good × 1.26 allocation
- $1,100
Window coverings (9)default
$2,300 new × 40% good × 1.26 allocation
- $2,900
Carpet, vinyl & laminate (100% of floors)listing
$5,700 new × 40% good × 1.26 allocation
- $3,000
Kitchen & laundry equipment plumbingdefault
$6,000 new × 40% good × 1.26 allocation
- $1,800
Kitchen, laundry & data equipment electricaldefault
$3,600 new × 40% good × 1.26 allocation
- $4,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.26 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $3,900
Paving: driveway & walks (paved)default
$6,200 new × 50% good × 1.26 allocation
- $3,700
Landscaping (typical)default
$5,900 new × 50% good × 1.26 allocation
- $600
Patiosdefault
$900 new × 50% good × 1.26 allocation
- $600
Decks & porches (attached)default
$900 new × 50% good × 1.26 allocation
- $48,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$95,800 new × 40% good × 1.26 allocation
- $5,000
Building plumbing & fixturesdefault
$9,900 new × 40% good × 1.26 allocation
- $4,300
Building electrical & lightingdefault
$8,500 new × 40% good × 1.26 allocation
- $5,000
HVACdefault
$10,000 new × 40% good × 1.26 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $37,400 | $8,700 | $200 | $46,300 |
| 2 | $0 | $0 | $1,600 | $1,600 |
| 3 | $0 | $0 | $1,600 | $1,600 |
| 4 | $0 | $0 | $1,600 | $1,600 |
| 5 | $0 | $0 | $1,600 | $1,600 |
| 6+ | $0 | $0 | $56,000 | $56,000 |
| Total | $37,400 | $8,700 | $62,600 | $108,800 |
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.