2088 Park Marina Dr
Redding, CA 96001
$329,900
3 bd · 2 ba · 1,260 sqft · Listed 2d ago
View on Realtor.com →Year built
1958
Sqft
1,260
Lot sqft
9,148
HOA / mo
$0
Furnished
No
List date
2026-10-09T17:20:57.000000Z
Revenue
Annual revenue
$31,136
ADR
$144
Occupancy
59%
Cleaning fees (12 mo)
$3,906
Confidence
Low (19.4), 12 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $39,194
Mid-Century retreat with pool
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $60,236ADR $225Occ ≈ 73%5★ (7)
Delisted
Exquisite home w/ pool, large vintage bar & garage
House · 3 bd · 2.5 ba · sleeps 6 · 0.5 mi
- Pool
- A/C
- Free parking
- Pets OK
- +5
Revenue $39,194ADR $363Occ ≈ 30%4.8★ (80)
The Dandelion House in the Garden Tract Redding, California
House · 3 bd · 1.5 ba · sleeps 6 · 0.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $32,069ADR $155Occ ≈ 57%—
Garden Tract Vintage Charmer 3 bd 2 bath - 30+ Day
House · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $11,481ADR $116Occ ≈ 27%4.5★ (6)
Delisted
Central 3-bedroom house in Redding with Pool & Vintage Bar Room
House · 3 bd · 2.5 ba · sleeps 6 · 0.6 mi
- Pool
- A/C
- Free parking
- Pets OK
- +4
Revenue $35,292ADR $360Occ ≈ 27%5★ (11)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Mid-Century retreat with pool House | 3 bd · 2 ba · sleeps 6 | $60,236 | $225 | 73% | 5★ (7) | 0.3 mi | Delisted |
Exquisite home w/ pool, large vintage bar & garage House
| 3 bd · 2.5 ba · sleeps 6 | $39,194 | $363 | 30% | 4.8★ (80) | 0.5 mi | Airbnb |
Mid-Century Home near downtown w/ Pool! House
| 3 bd · 2 ba · sleeps 6 | $60,354 | $265 | 62% | 4.8★ (359) | 0.5 mi | AirbnbVrbo |
The Dandelion House in the Garden Tract Redding, California House
| 3 bd · 1.5 ba · sleeps 6 | $32,069 | $155 | 57% | — | 0.5 mi | Vrbo |
Downtown Oasis || Style and Comfort House
| 3 bd · 1 ba · sleeps 6 | $65,845 | $223 | 81% | 5★ (570) | 0.5 mi | AirbnbVrbo |
Garden Tract Vintage Charmer 3 bd 2 bath - 30+ Day House | 3 bd · 2 ba · sleeps 6 | $11,481 | $116 | 27% | 4.5★ (6) | 0.5 mi | Delisted |
Central 3-bedroom house in Redding with Pool & Vintage Bar Room House
| 3 bd · 2.5 ba · sleeps 6 | $35,292 | $360 | 27% | 5★ (11) | 0.6 mi | 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
Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$31,136
NOI
$12,659
Cash flow /mo
-$787
Cash needed
$115,171
Cash-on-cash
-8.2%
ROE (yr 1)
2.1%
Cap rate
3.8%
DSCR
0.57
Year-1 write-off
$77,975
Year-1 tax shield @ 32%
$24,952
Year-1 return on equity
- Cash flow (annual)-$9,438
- Principal paydown$2,006
- Appreciation at%$9,897
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)$6,227
- Platform fees (3% of revenue)$934
- Maintenance / capex (5% of revenue)$1,557
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,124
- Insurance (STR-rated)$1,930
Cash needed to close
- Down payment (25%)$82,475
- Closing costs (4.0%)$13,196
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$24,952
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
$220,000
Short-life (5/15-yr)
$58,000 · 27%
Year-1 deduction
$78,000
Year-1 tax shield @ 32%
$25,000
Land 33% (county tax record, assessed value split) · building $162,000 over 39 years · new furniture $20,000
Based on: 1,260 sq ft, built 1958, 3 bd / 2 ba, unfurnished, listing features (fireplace, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $60,000 in year 1 (18% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,500
Kitchen cabinetsdefault
$8,600 new × 40% good × 2.19 allocation
- $6,100
Kitchen countertopsdefault
$7,000 new × 40% good × 2.19 allocation
- $1,900
Decorative trimdefault
$2,200 new × 40% good × 2.19 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.19 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.19 allocation
- $2,800
Window coverings (13)default
$3,300 new × 40% good × 2.19 allocation
- $3,600
Carpet, vinyl & laminate (50% of floors)listing
$4,100 new × 40% good × 2.19 allocation
- $5,800
Kitchen & laundry equipment plumbingdefault
$6,700 new × 40% good × 2.19 allocation
- $3,500
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 40% good × 2.19 allocation
- $7,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.19 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,100
Paving: driveway & walks (paved)default
$7,400 new × 50% good × 2.19 allocation
- $7,800
Landscaping (typical)default
$7,100 new × 50% good × 2.19 allocation
- $1,400
Patiosdefault
$1,200 new × 50% good × 2.19 allocation
- $1,400
Decks & porches (attached)default
$1,200 new × 50% good × 2.19 allocation
- $119,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$136,200 new × 40% good × 2.19 allocation
- $12,400
Building plumbing & fixturesdefault
$14,100 new × 40% good × 2.19 allocation
- $11,600
Building electrical & lightingdefault
$13,200 new × 40% good × 2.19 allocation
- $12,400
HVACdefault
$14,200 new × 40% good × 2.19 allocation
- $3,600
Hardwood & tile floorsdefault
$4,100 new × 40% good × 2.19 allocation
- $2,300
Fireplacelisting
$2,600 new × 40% good × 2.19 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $59,300 | $18,500 | $200 | $78,000 |
| 2 | $0 | $0 | $4,100 | $4,100 |
| 3 | $0 | $0 | $4,100 | $4,100 |
| 4 | $0 | $0 | $4,100 | $4,100 |
| 5 | $0 | $0 | $4,100 | $4,100 |
| 6+ | $0 | $0 | $144,900 | $144,900 |
| Total | $59,300 | $18,500 | $161,600 | $239,400 |
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, 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.