636 Saint Thomas Pkwy
Redding, CA 96003
$427,000
3 bd · 2 ba · 1,792 sqft · Listed 4d ago
View on Realtor.com →Year built
1989
Sqft
1,792
Lot sqft
6,534
HOA / mo
$0
Furnished
No
List date
2026-09-25T13:26:12.000000Z
Revenue
Annual revenue
$49,160
ADR
$203
Occupancy
66%
Cleaning fees (12 mo)
$6,237
Confidence
Low (29.97), 8 comps
Comp revenue range (p25 / median / p75)
Charming Escape at Park Place - Cozy & Central
House · 3 bd · 2 ba · sleeps 8 · 262 ft
Revenue $49,296ADR $221Occ ≈ 61%4.8★ (38)
Cozy & Comfortable Furnished 3BR Home - 30+ Day
House · 3 bd · 2 ba · sleeps 4 · 459 ft
Revenue $9,479ADR $85Occ ≈ 31%5★ (1)
Woodhill Estate*Walk by the River, Big yard!
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $44,667ADR $152Occ ≈ 81%4.8★ (195)
Quaint, quiet, and centrally located near Bethel!
House · 3 bd · 2 ba · sleeps 7 · 0.7 mi
Revenue $5,693ADR $96Occ ≈ 16%4.8★ (78)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Charming Escape at Park Place - Cozy & Central House | 3 bd · 2 ba · sleeps 8 | $49,296 | $221 | 61% | 4.8★ (38) | 262 ft | Airbnb |
Cozy & Comfortable Furnished 3BR Home - 30+ Day House | 3 bd · 2 ba · sleeps 4 | $9,479 | $85 | 31% | 5★ (1) | 459 ft | Airbnb |
Emerald House. Designer remodel. King bed. Central House | 3 bd · 2 ba · sleeps 6 | $48,045 | $221 | 60% | 4.8★ (394) | 0.1 mi | AirbnbVrbo |
Family Home | Fire Pit + Outdoor TV | Near Bethel House | 3 bd · 2 ba · sleeps 6 | $19,023 | $245 | 21% | 5★ (12) | 0.2 mi | AirbnbVrbo |
Peaceful Family Hideaway, Private Fenced Yard House | 3 bd · 2.5 ba · sleeps 6 | $81,745 | $258 | 87% | 5★ (124) | 0.3 mi | AirbnbVrbo |
Woodhill Estate*Walk by the River, Big yard! House | 3 bd · 2 ba · sleeps 6 | $44,667 | $152 | 81% | 4.8★ (195) | 0.4 mi | Airbnb |
Beautiful Home w/ Hot Tub & Pool House | 3 bd · 3 ba · sleeps 8 | $82,489 | $390 | 58% | 4.8★ (133) | 0.6 mi | AirbnbVrbo |
Quaint, quiet, and centrally located near Bethel! House | 3 bd · 2 ba · sleeps 7 | $5,693 | $96 | 16% | 4.8★ (78) | 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
Est. revenue
$49,160
NOI
$24,000
Cash flow /mo
$2,000
Cash needed
$463,580
Cash-on-cash (all cash)
5.2%
ROE (yr 1)
7.9%
Cap rate
5.6%
DSCR
—
Year-1 write-off
$99,921
Year-1 tax shield @ 32%
$31,975
Year-1 return on equity
- Cash flow (annual)$24,000
- Principal paydown (n/a, cash)$0
- Appreciation at%$12,810
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,832
- Platform fees (3% of revenue)$1,475
- Maintenance / capex (5% of revenue)$2,458
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,338
- Insurance (STR-rated)$2,498
Cash needed to close
- Purchase price (all cash)$427,000
- Closing costs (4.0%)$17,080
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$31,975
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
$347,000
Short-life (5/15-yr)
$80,000 · 23%
Year-1 deduction
$100,000
Year-1 tax shield @ 32%
$32,000
Land 19% (county tax record, assessed value split) · building $267,000 over 39 years · new furniture $20,000
Based on: 1,792 sq ft, built 1989, 3 bd / 2 ba, unfurnished, listing features (fireplace, stone counters, flooring types).
IRS-guide safe-harbor floor: $73,000 in year 1 (15% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,800
Kitchen cabinetsdefault
$9,700 new × 40% good × 2.52 allocation
- $10,000
Kitchen countertops (stone)listing
$9,900 new × 40% good × 2.52 allocation
- $3,200
Decorative trimdefault
$3,100 new × 40% good × 2.52 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.52 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.52 allocation
- $4,500
Window coverings (18)default
$4,500 new × 40% good × 2.52 allocation
- $3,900
Carpet, vinyl & laminate (33% of floors)listing
$3,800 new × 40% good × 2.52 allocation
- $7,600
Kitchen & laundry equipment plumbingdefault
$7,600 new × 40% good × 2.52 allocation
- $4,600
Kitchen, laundry & data equipment electricaldefault
$4,600 new × 40% good × 2.52 allocation
- $8,200
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.52 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $11,100
Paving: driveway & walks (paved)default
$8,800 new × 50% good × 2.52 allocation
- $10,600
Landscaping (typical)default
$8,400 new × 50% good × 2.52 allocation
- $2,200
Patiosdefault
$1,800 new × 50% good × 2.52 allocation
- $2,200
Decks & porches (attached)default
$1,800 new × 50% good × 2.52 allocation
- $196,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$194,300 new × 40% good × 2.52 allocation
- $20,300
Building plumbing & fixturesdefault
$20,200 new × 40% good × 2.52 allocation
- $20,200
Building electrical & lightingdefault
$20,000 new × 40% good × 2.52 allocation
- $20,400
HVACdefault
$20,200 new × 40% good × 2.52 allocation
- $7,800
Hardwood & tile floorsdefault
$7,700 new × 40% good × 2.52 allocation
- $2,700
Fireplacelisting
$2,600 new × 40% good × 2.52 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $72,900 | $26,200 | $900 | $99,900 |
| 2 | $0 | $0 | $6,900 | $6,900 |
| 3 | $0 | $0 | $6,900 | $6,900 |
| 4 | $0 | $0 | $6,900 | $6,900 |
| 5 | $0 | $0 | $6,900 | $6,900 |
| 6+ | $0 | $0 | $239,100 | $239,100 |
| Total | $72,900 | $26,200 | $267,400 | $366,400 |
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.