2266 Washington Ave
Redding, CA 96001
$385,000
3 bd · 1 ba · 1,318 sqft · Listed 17d ago
View on Realtor.com →Year built
1955
Sqft
1,318
Lot sqft
8,276
HOA / mo
$0
Furnished
No
List date
2026-09-12T22:33:02.000000Z
Revenue
Annual revenue
$38,285
ADR
$139
Occupancy
75%
Cleaning fees (12 mo)
$4,234
Confidence
Low (3.43), 9 comps
Comp revenue range (p25 / median / p75)
Mid-Century retreat with pool
House · 3 bd · 2 ba · sleeps 6 · 374 ft
Revenue $58,779ADR $225Occ ≈ 72%5★ (7)
The Dandelion House in the Garden Tract Redding, California
House · 3 bd · 1.5 ba · sleeps 6 · 0.5 mi
Revenue $32,069ADR $155Occ ≈ 57%—
Garden Tract Vintage Charmer 3 bd 2 bath - 30+ Day
House · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $7,056ADR $115Occ ≈ 17%4.5★ (6)
3-bedroom house in serene Redding with cool AC breeze
House · 3 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $346ADR $173Occ ≈ 1%—
Downtown 3 bdrm apartment near cafes, 30+ days
Apartment · 3 bd · 1 ba · sleeps 5 · 0.7 mi
Revenue $3,436ADR $83Occ ≈ 11%5★ (2)
Comfortable and style, near downtown vibe, cafes, supermarket
Apartment · 3 bd · 1 ba · sleeps 6 · 0.7 mi
Revenue $11,672ADR $74Occ ≈ 43%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Mid-Century retreat with pool House | 3 bd · 2 ba · sleeps 6 | $58,779 | $225 | 72% | 5★ (7) | 374 ft | Airbnb |
Mid-Century Home near downtown w/ Pool! House | 3 bd · 2 ba · sleeps 6 | $60,562 | $267 | 62% | 4.8★ (355) | 0.4 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 |
Garden Tract Vintage Charmer 3 bd 2 bath - 30+ Day House | 3 bd · 2 ba · sleeps 6 | $7,056 | $115 | 17% | 4.5★ (6) | 0.6 mi | Airbnb |
3-bedroom house in serene Redding with cool AC breeze House | 3 bd · 1 ba · sleeps 4 | $346 | $173 | 1% | — | 0.6 mi | Vrbo |
Downtown Oasis || Style and Comfort House | 3 bd · 1 ba · sleeps 6 | $65,707 | $223 | 81% | 5★ (559) | 0.6 mi | AirbnbVrbo |
Downtown 3 bdrm apartment near cafes, 30+ days Apartment | 3 bd · 1 ba · sleeps 5 | $3,436 | $83 | 11% | 5★ (2) | 0.7 mi | Airbnb |
Comfortable and style, near downtown vibe, cafes, supermarket Apartment | 3 bd · 1 ba · sleeps 6 | $11,672 | $74 | 43% | — | 0.7 mi | Vrbo |
3 bdrm, downtown near hospitals & cafes. Apt 1. Apartment | 3 bd · 1 ba · sleeps 5 | $11,288 | $80 | 39% | 4.7★ (3) | 0.7 mi | AirbnbVrbo |
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
$38,285
NOI
$16,878
Cash flow /mo
-$668
Cash needed
$131,150
Cash-on-cash
-6.1%
ROE (yr 1)
4.6%
Cap rate
4.4%
DSCR
0.68
Year-1 write-off
$128,060
Year-1 tax shield @ 32%
$40,979
Year-1 return on equity
- Cash flow (annual)-$8,018
- Principal paydown$2,519
- Appreciation at%$11,550
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,657
- Platform fees (3% of revenue)$1,149
- Maintenance / capex (5% of revenue)$1,914
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,813
- Insurance (STR-rated)$2,252
Cash needed to close
- Down payment (25%)$96,250
- Closing costs (4.0%)$15,400
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$40,979
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
$328,000
Short-life (5/15-yr)
$108,000 · 33%
Year-1 deduction
$128,000
Year-1 tax shield @ 32%
$41,000
Land 15% (county tax record, assessed value split) · building $220,000 over 39 years · new furniture $20,000
Based on: 1,318 sq ft, built 1955, 3 bd / 1 ba, unfurnished, listing features (covered patio, fence, flooring types).
IRS-guide safe-harbor floor: $103,000 in year 1 (25% short-life, $33,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,300
Kitchen cabinetsdefault
$8,700 new × 40% good × 2.95 allocation
- $8,400
Kitchen countertopsdefault
$7,100 new × 40% good × 2.95 allocation
- $2,700
Decorative trimdefault
$2,300 new × 40% good × 2.95 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 2.95 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 2.95 allocation
- $3,800
Window coverings (13)default
$3,300 new × 40% good × 2.95 allocation
- $10,000
Carpet, vinyl & laminate (100% of floors)listing
$8,500 new × 40% good × 2.95 allocation
- $8,000
Kitchen & laundry equipment plumbingdefault
$6,800 new × 40% good × 2.95 allocation
- $4,800
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 2.95 allocation
- $9,600
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.95 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $11,100
Paving: driveway & walks (paved)default
$7,500 new × 50% good × 2.95 allocation
- $10,700
Landscaping (typical)default
$7,200 new × 50% good × 2.95 allocation
- $16,100
Covered patiolisting
$10,900 new × 50% good × 2.95 allocation
- $1,900
Decks & porches (attached)default
$1,300 new × 50% good × 2.95 allocation
- $8,900
Fencinglisting
$6,000 new × 50% good × 2.95 allocation
- $168,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$142,700 new × 40% good × 2.95 allocation
- $17,500
Building plumbing & fixturesdefault
$14,800 new × 40% good × 2.95 allocation
- $16,500
Building electrical & lightingdefault
$14,000 new × 40% good × 2.95 allocation
- $17,500
HVACdefault
$14,800 new × 40% good × 2.95 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $78,700 | $48,600 | $700 | $128,100 |
| 2 | $0 | $0 | $5,600 | $5,600 |
| 3 | $0 | $0 | $5,600 | $5,600 |
| 4 | $0 | $0 | $5,600 | $5,600 |
| 5 | $0 | $0 | $5,600 | $5,600 |
| 6+ | $0 | $0 | $196,800 | $196,800 |
| Total | $78,700 | $48,600 | $220,000 | $347,400 |
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.