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1625 Oak St

1625 Oak St

Redding, CA 96001

$179,000

2 bd · 1 ba · 680 sqft · Listed 10d ago

View on Realtor.com →
Low confidence

Year built

1960

Sqft

680

Lot sqft

5,227

HOA / mo

$0

Furnished

No

List date

2026-09-19T00:41:20.000000Z

Revenue

Annual revenue

$22,849

ADR

$88

Occupancy

71%

Cleaning fees (12 mo)

$1,495

Confidence

Low (24.2), 11 comps

Comp revenue range (p25 / median / p75)

$6,997$12,638$26,955

  • 2-bdrm, 1.5 bath, dog-friendly, 5 min to downtown

    House · 2 bd · 1.5 ba · sleeps 4 · 0.2 mi

    Revenue $27,799ADR $105Occ ≈ 73%5★ (1)

    AirbnbVrbo

  • The Mesa Loft | Central, Cozy, Bright

    House · 2 bd · 1 ba · sleeps 4 · 0.2 mi

    Revenue $24,693ADR $99Occ ≈ 68%—

    AirbnbVrbo

  • The Fig House | Near Shasta and Downtown

    House · 2 bd · 1.5 ba · sleeps 4 · 0.4 mi

    Revenue $8,714ADR $202Occ ≈ 12%4.7★ (12)

    AirbnbVrbo

  • Welcome to Walnut Ave!

    House · 2 bd · 1 ba · sleeps 4 · 0.5 mi

    Revenue $30,591ADR $157Occ ≈ 53%5★ (99)

    AirbnbVrbo

  • Piper's Place

    Apartment · 2 bd · 1 ba · sleeps 2 · 0.5 mi

    Revenue $7,855ADR $169Occ ≈ 13%4.8★ (101)

    Airbnb

  • Vintage 2 BR Home near Downtown and Trails

    House · 2 bd · 1 ba · sleeps 4 · 0.6 mi

    Revenue $39,190ADR $139Occ ≈ 77%5★ (300)

    AirbnbVrbo

  • Cozy Redding Casa

    Place · 2 bd · 1 ba · sleeps 4 · 0.6 mi

    Revenue $4,198ADR $121Occ ≈ 10%4.2★ (6)

    Airbnb

  • Spacious Rose Garden Long Term 2-bdrm queens

    House · 2 bd · 1 ba · sleeps 4 · 0.6 mi

    Revenue $16,562ADR $67Occ ≈ 68%5★ (3)

    Airbnb

  • 2 Bedrooms w Private Entrance, Kitchen and Bath

    Guest suite · 2 bd · 1 ba · sleeps 4 · 0.6 mi

    Revenue $4,424ADR $105Occ ≈ 12%—

    Airbnb

  • Quiet Cottage (30 day minimum stay)

    Cottage · 2 bd · 1 ba · sleeps 4 · 0.7 mi

    Revenue $8,235ADR $77Occ ≈ 29%5★ (3)

    Airbnb

Show all 12 comps

  • The Orange Retreat

    House · 2 bd · 1 ba · sleeps 4 · 0.7 mi

    Revenue $960ADR $120Occ ≈ 2%—

    Airbnb

  • Charming Renovated Boho Bungalow in Downtown

    Bungalow · 2 bd · 1 ba · sleeps 3 · 0.7 mi

    Revenue $26,673ADR $86Occ ≈ 85%5★ (5)

    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

Financing

Est. revenue

$22,849

NOI

$9,235

Cash flow /mo

$770

Cash needed

$202,160

Cash-on-cash (all cash)

4.6%

ROE (yr 1)

7.2%

Cap rate

5.2%

DSCR

—

Year-1 write-off

$38,818

Year-1 tax shield @ 32%

$12,422

Year-1 return on equity

  • Cash flow (annual)$9,235
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$5,370
ROE7.2%
ROE incl. year-1 tax savings (32% bracket, STR loophole)13.4%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$4,570
  • Platform fees (3% of revenue)$685
  • Maintenance / capex (5% of revenue)$1,142
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$2,238
  • Insurance (STR-rated)$1,047

Cash needed to close

  • Purchase price (all cash)$179,000
  • Closing costs (4.0%)$7,160
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$12,422

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

$66,000

Short-life (5/15-yr)

$23,000 · 34%

Year-1 deduction

$39,000

Year-1 tax shield @ 32%

$12,000

Land 63% (county tax record, assessed value split) · building $44,000 over 39 years · new furniture $16,000

Based on: 680 sq ft, built 1960, 2 bd / 1 ba, unfurnished, listing features (fireplace, flooring types).

IRS-guide safe-harbor floor: $32,000 in year 1 (23% short-life, $10,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$32,100

  • Kitchen cabinetsdefault

    $7,300 new × 40% good × 1.10 allocation

    $3,200

  • Kitchen countertopsdefault

    $6,000 new × 40% good × 1.10 allocation

    $2,600

  • Decorative trimdefault

    $1,200 new × 40% good × 1.10 allocation

    $500

  • Mirrorsdefault

    $200 new × 40% good × 1.10 allocation

    $100

  • Shelvingdefault

    $900 new × 40% good × 1.10 allocation

    $400

  • Window coverings (7)default

    $1,800 new × 40% good × 1.10 allocation

    $800

  • Carpet, vinyl & laminate (50% of floors)listing

    $2,200 new × 40% good × 1.10 allocation

    $1,000

  • Kitchen & laundry equipment plumbingdefault

    $5,700 new × 40% good × 1.10 allocation

    $2,500

  • Kitchen, laundry & data equipment electricaldefault

    $3,400 new × 40% good × 1.10 allocation

    $1,500

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 1.10 allocation

    $3,600

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$6,600

  • Paving: driveway & walks (paved)default

    $5,400 new × 50% good × 1.10 allocation

    $3,000

  • Landscaping (typical)default

    $5,200 new × 50% good × 1.10 allocation

    $2,900

  • Patiosdefault

    $700 new × 50% good × 1.10 allocation

    $400

  • Decks & porches (attached)default

    $700 new × 50% good × 1.10 allocation

    $400
Building, 39-year$43,600

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $73,300 new × 40% good × 1.10 allocation

    $32,200

  • Building plumbing & fixturesdefault

    $7,600 new × 40% good × 1.10 allocation

    $3,300

  • Building electrical & lightingdefault

    $5,900 new × 40% good × 1.10 allocation

    $2,600

  • HVACdefault

    $7,700 new × 40% good × 1.10 allocation

    $3,400

  • Hardwood & tile floorsdefault

    $2,200 new × 40% good × 1.10 allocation

    $1,000

  • Fireplacelisting

    $2,600 new × 40% good × 1.10 allocation

    $1,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$32,100$6,600$100$38,800
2$0$0$1,100$1,100
3$0$0$1,100$1,100
4$0$0$1,100$1,100
5$0$0$1,100$1,100
6+$0$0$39,000$39,000
Total$32,100$6,600$43,600$82,300

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.