1657 El Dorado Way
Redding, CA 96002
$269,900
2 bd · 1 ba · 875 sqft · Listed 1d ago
View on Realtor.com →Year built
1966
Sqft
875
Lot sqft
12,197
HOA / mo
$0
Furnished
No
List date
2026-10-30T22:20:01.000000Z
Revenue
Annual revenue
$29,850
ADR
$128
Occupancy
64%
Cleaning fees (12 mo)
$4,603
Confidence
Low (5.5), 19 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $19,000
“The Lion’s Keep”, Entire 3/2 residential home
House · 3 bd · 2 ba · sleeps 6 · 0.2 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $44,982ADR $173Occ ≈ 71%5★ (97)
Charming Studio with Yard!
Apartment · 1 bd · 1 ba · sleeps 3 · 0.2 mi
Revenue $174ADR $87Occ ≈ 1%3★ (1)
Serenity Luxury Suite @ Iris Oasis
House · 1 bd · 1 ba · sleeps 2 · 0.3 mi
Revenue $35,221ADR $136Occ ≈ 71%5★ (110)
Poolhouse Villa @ Iris Oasis
Guest house · 1 bd · 1 ba · sleeps 2 · 0.3 mi
Revenue $31,248ADR $123Occ ≈ 70%5★ (521)
Desert Chic Meets California Cool in Redding
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $3,928ADR $218Occ ≈ 5%1★ (1)
Delisted
Oh Joy! 3 beds 2 baths Organic Avocado mattress
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $36,297ADR $210Occ ≈ 47%4.7★ (46)
Unit B! Sweet space — Cal King
Guest house · 1 bd · 1 ba · sleeps 2 · 0.4 mi
Revenue $3,444ADR $64Occ ≈ 15%5★ (1)
Renovated 3-Bedroom Mid Century Home
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $19,000ADR $227Occ ≈ 23%4.3★ (4)
Female-Only • Peaceful Room Near Bethel (10 min)
House · 1 bd · 1.5 ba · sleeps 1 · 0.5 mi
Revenue $1,232ADR $32Occ ≈ 11%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
“The Lion’s Keep”, Entire 3/2 residential home House
| 3 bd · 2 ba · sleeps 6 | $44,982 | $173 | 71% | 5★ (97) | 0.2 mi | Airbnb |
Charming Studio with Yard! Apartment | 1 bd · 1 ba · sleeps 3 | $174 | $87 | 1% | 3★ (1) | 0.2 mi | Airbnb |
Serenity Luxury Suite @ Iris Oasis House | 1 bd · 1 ba · sleeps 2 | $35,221 | $136 | 71% | 5★ (110) | 0.3 mi | Airbnb |
Poolhouse Villa @ Iris Oasis Guest house | 1 bd · 1 ba · sleeps 2 | $31,248 | $123 | 70% | 5★ (521) | 0.3 mi | Airbnb |
Desert Chic Meets California Cool in Redding House | 3 bd · 2 ba · sleeps 6 | $3,928 | $218 | 5% | 1★ (1) | 0.3 mi | Delisted |
The Samurai Room House | 1 bd · 1 ba · sleeps 2 | $16,719 | $52 | 88% | 5★ (47) | 0.3 mi | AirbnbVrbo |
Oh Joy! 3 beds 2 baths Organic Avocado mattress House | 3 bd · 2 ba · sleeps 6 | $36,297 | $210 | 47% | 4.7★ (46) | 0.4 mi | Booking |
Unit B! Sweet space — Cal King Guest house | 1 bd · 1 ba · sleeps 2 | $3,444 | $64 | 15% | 5★ (1) | 0.4 mi | Airbnb |
Renovated 3-Bedroom Mid Century Home House | 3 bd · 2 ba · sleeps 6 | $19,000 | $227 | 23% | 4.3★ (4) | 0.4 mi | Airbnb |
Female-Only • Peaceful Room Near Bethel (10 min) House | 1 bd · 1.5 ba · sleeps 1 | $1,232 | $32 | 11% | — | 0.5 mi | Airbnb |
Show 9 more
Cozy 3/2 Mid-Century Modern Home With Backyard
House · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $7,931ADR $105Occ ≈ 21%4.8★ (8)
Delisted
The Reservoir Home 3BR near Pickleball
House · 3 bd · 2 ba · sleeps 7 · 0.6 mi
Revenue $867ADR $123Occ ≈ 2%—
Delisted
Private Room/Bath with a Backyard Greenbelt!
House · 1 bd · 1 ba · sleeps 2 · 0.6 mi
Revenue $15,322ADR $55Occ ≈ 76%4.9★ (232)
Two Rooms at Creekside Manor
House · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $1,412ADR $102Occ ≈ 4%4★ (5)
Modern Minimalist Studio
House · 1 bd · 1 ba · sleeps 2 · 0.6 mi
Revenue $21,940ADR $72Occ ≈ 83%5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pool, Fire Pit, Pets OK, EV, Yard Games House
| 3 bd · 2 ba · sleeps 6 | $85,075 | $279 | 84% | 5★ (93) | 0.5 mi | AirbnbVrboBooking |
* * *Carpenter Lane* * * House
| 3 bd · 2 ba · sleeps 6 | $55,575 | $211 | 72% | 4.9★ (226) | 0.6 mi | AirbnbVrbo |
Cozy 3/2 Mid-Century Modern Home With Backyard House | 3 bd · 2 ba · sleeps 6 | $7,931 | $105 | 21% | 4.8★ (8) | 0.6 mi | Delisted |
The Reservoir Home 3BR near Pickleball House | 3 bd · 2 ba · sleeps 7 | $867 | $123 | 2% | — | 0.6 mi | Delisted |
Private Room/Bath with a Backyard Greenbelt! House | 1 bd · 1 ba · sleeps 2 | $15,322 | $55 | 76% | 4.9★ (232) | 0.6 mi | Airbnb |
Two Rooms at Creekside Manor House | 2 bd · 1 ba · sleeps 4 | $1,412 | $102 | 4% | 4★ (5) | 0.6 mi | Airbnb |
Modern Minimalist Studio House | 1 bd · 1 ba · sleeps 2 | $21,940 | $72 | 83% | 5★ (2) | 0.6 mi | Airbnb |
Beautiful High End Get Away Home Guest house | 2 bd · 1 ba · sleeps 4 | $38,283 | $209 | 50% | 5★ (217) | 0.6 mi | AirbnbVrbo |
* * *Pineland Place* * * House
| 3 bd · 2 ba · sleeps 6 | $53,208 | $221 | 66% | 4.8★ (178) | 0.6 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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$29,850
NOI
$12,744
Cash flow /mo
-$422
Cash needed
$94,271
Cash-on-cash
-5.4%
ROE (yr 1)
5.0%
Cap rate
4.7%
DSCR
0.72
Year-1 write-off
$67,798
Year-1 tax shield @ 32%
$21,695
Year-1 return on equity
- Cash flow (annual)-$5,063
- Principal paydown$1,694
- Appreciation at%$8,097
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)$5,970
- Platform fees (3% of revenue)$896
- Maintenance / capex (5% of revenue)$1,493
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,374
- Insurance (STR-rated)$1,579
Cash needed to close
- Down payment (25%)$67,475
- Closing costs (4.0%)$10,796
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$21,695
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
$166,000
Short-life (5/15-yr)
$52,000 · 31%
Year-1 deduction
$68,000
Year-1 tax shield @ 32%
$22,000
Land 38% (county tax record, assessed value split) · building $114,000 over 39 years · new furniture $16,000
Based on: 875 sq ft, built 1966, 2 bd / 1 ba, unfurnished, listing features (flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $52,000 in year 1 (21% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,000
Kitchen cabinetsdefault
$7,700 new × 40% good × 2.28 allocation
- $5,800
Kitchen countertopsdefault
$6,300 new × 40% good × 2.28 allocation
- $1,400
Decorative trimdefault
$1,500 new × 40% good × 2.28 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 2.28 allocation
- $800
Shelvingdefault
$900 new × 40% good × 2.28 allocation
- $2,100
Window coverings (9)default
$2,300 new × 40% good × 2.28 allocation
- $2,600
Carpet, vinyl & laminate (50% of floors)listing
$2,800 new × 40% good × 2.28 allocation
- $5,500
Kitchen & laundry equipment plumbingdefault
$6,000 new × 40% good × 2.28 allocation
- $3,300
Kitchen, laundry & data equipment electricaldefault
$3,600 new × 40% good × 2.28 allocation
- $7,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.28 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $7,000
Paving: driveway & walks (paved)default
$6,100 new × 50% good × 2.28 allocation
- $6,700
Landscaping (typical)default
$5,900 new × 50% good × 2.28 allocation
- $1,000
Patiosdefault
$900 new × 50% good × 2.28 allocation
- $1,000
Decks & porches (attached)default
$900 new × 50% good × 2.28 allocation
- $86,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$94,600 new × 40% good × 2.28 allocation
- $8,900
Building plumbing & fixturesdefault
$9,800 new × 40% good × 2.28 allocation
- $7,600
Building electrical & lightingdefault
$8,400 new × 40% good × 2.28 allocation
- $9,000
HVACdefault
$9,900 new × 40% good × 2.28 allocation
- $2,600
Hardwood & tile floorsdefault
$2,800 new × 40% good × 2.28 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $52,000 | $15,700 | $100 | $67,800 |
| 2 | $0 | $0 | $2,900 | $2,900 |
| 3 | $0 | $0 | $2,900 | $2,900 |
| 4 | $0 | $0 | $2,900 | $2,900 |
| 5 | $0 | $0 | $2,900 | $2,900 |
| 6+ | $0 | $0 | $102,600 | $102,600 |
| Total | $52,000 | $15,700 | $114,400 | $182,100 |
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.