Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

1220 Almond Ave

Redding, CA 96001

$449,900

3 bd · 2.5 ba · 2,229 sqft · Listed 18d ago

View on Realtor.com →

Low confidenceNegative cash flow

Year built

1954

Sqft

2,229

Lot sqft

16,988

HOA / mo

Furnished

List date

2026-09-11T05:29:25.000000Z

Revenue

Annual revenue

$36,075

ADR

$133

Occupancy

74%

Cleaning fees (12 mo)

$5,307

Confidence

Low (32.52), 7 comps

Comp revenue range (p25 / median / p75)

$23,872$32,594$49,751

Aloha House
House · 3 bd · 2 ba · sleeps 6 · 210 ft
Revenue $34,666ADR $156Occ ≈ 61%4.8★ (166)
Airbnb
Modern 3BR Extended Stay Retreat – 30+ Day
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $5,302ADR $96Occ ≈ 15%4.8★ (29)
Airbnb
Havilah-Midcentury Modern 3/3 home
House · 3 bd · 3 ba · sleeps 7 · 0.4 mi
Revenue $31,363ADR $100Occ ≈ 86%4.5★ (8)
Airbnb
Updated-3 bd with garage - 30+ Day Rental
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $16,381ADR $94Occ ≈ 48%5★ (2)
Airbnb
Westside ^Cottage^
House · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $32,594ADR $111Occ ≈ 80%4.9★ (111)
Airbnb Vrbo
{The Cessna Lookout} +Pool +Hot Tub +EV Charger
House · 3 bd · 2.5 ba · sleeps 6 · 0.6 mi
Revenue $76,422ADR $311Occ ≈ 67%5★ (184)
Airbnb Vrbo
The Olive Get-Away | Pool💦 Game Room🏓 & BBQ♨️
House · 3 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $64,835ADR $298Occ ≈ 60%4.9★ (175)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Aloha House House	3 bd · 2 ba · sleeps 6	$34,666	$156	61%	4.8★ (166)	210 ft	Airbnb
Modern 3BR Extended Stay Retreat – 30+ Day House	3 bd · 2 ba · sleeps 6	$5,302	$96	15%	4.8★ (29)	0.4 mi	Airbnb
Havilah-Midcentury Modern 3/3 home House	3 bd · 3 ba · sleeps 7	$31,363	$100	86%	4.5★ (8)	0.4 mi	Airbnb
Updated-3 bd with garage - 30+ Day Rental House	3 bd · 2 ba · sleeps 6	$16,381	$94	48%	5★ (2)	0.4 mi	Airbnb
Westside ^Cottage^ House	3 bd · 2 ba · sleeps 6	$32,594	$111	80%	4.9★ (111)	0.5 mi	Airbnb Vrbo
{The Cessna Lookout} +Pool +Hot Tub +EV Charger House	3 bd · 2.5 ba · sleeps 6	$76,422	$311	67%	5★ (184)	0.6 mi	Airbnb Vrbo
The Olive Get-Away \| Pool💦 Game Room🏓 & BBQ♨️ House	3 bd · 2 ba · sleeps 8	$64,835	$298	60%	4.9★ (175)	0.6 mi	Airbnb 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

Financing

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracket

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$36,075

NOI

$14,193

Cash flow /mo

-$1,242

Cash needed

$149,971

Cash-on-cash

-9.9%

ROE (yr 1)

1.0%

Cap rate

3.2%

DSCR

0.49

Year-1 write-off

$168,938

Year-1 tax shield @ 32%

$54,060

Year-1 return on equity

Cash flow (annual)-$14,899
Principal paydown$2,944
Appreciation at%$13,497

ROE1.0%

ROE incl. year-1 tax savings (32% bracket, STR loophole)37.1%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$7,215
Platform fees (3% of revenue)$1,082
Maintenance / capex (5% of revenue)$1,804
Utilities & supplies$4,200
HOA$0
Property tax$5,624
Insurance (STR-rated)$2,632

Cash needed to close

Down payment (25%)$112,475
Closing costs (4.0%)$17,996
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$54,060

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

$386,000

Short-life (5/15-yr)

$149,000 · 38%

Year-1 deduction

$169,000

Year-1 tax shield @ 32%

$54,000

Land 14% (county tax record, assessed value split) · building $238,000 over 39 years · new furniture $20,000

Based on: 2,229 sq ft, built 1954, 3 bd / 2.5 ba, unfurnished, listing features (pool, patio, fence, fireplace, flooring types).

IRS-guide safe-harbor floor: $149,000 in year 1 (33% short-life, $48,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$68,500

Kitchen cabinetsdefault
$10,700 new × 40% good × 1.85 allocation
$7,900
Kitchen countertopsdefault
$8,700 new × 40% good × 1.85 allocation
$6,500
Decorative trimdefault
$3,900 new × 40% good × 1.85 allocation
$2,900
Mirrorsdefault
$300 new × 40% good × 1.85 allocation
$200
Shelvingdefault
$1,200 new × 40% good × 1.85 allocation
$900
Window coverings (22)default
$5,500 new × 40% good × 1.85 allocation
$4,100
Carpet, vinyl & laminate (100% of floors)listing
$14,300 new × 40% good × 1.85 allocation
$10,600
Kitchen & laundry equipment plumbingdefault
$8,300 new × 40% good × 1.85 allocation
$6,200
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 40% good × 1.85 allocation
$3,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.85 allocation
$6,000
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$99,600

Paving: driveway & walks (paved)default
$9,800 new × 50% good × 1.85 allocation
$9,100
Landscaping (typical)default
$9,400 new × 50% good × 1.85 allocation
$8,700
Patioslisting
$10,000 new × 50% good × 1.85 allocation
$9,300
Decks & porches (attached)default
$2,200 new × 50% good × 1.85 allocation
$2,000
Pool (in-ground)listing
$65,000 new × 50% good × 1.85 allocation
$60,300
Fencinglisting
$6,000 new × 50% good × 1.85 allocation
$5,600
Gazebo / pergolalisting
$5,000 new × 50% good × 1.85 allocation
$4,600

Building, 39-year$237,700

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$242,100 new × 40% good × 1.85 allocation
$179,600
Building plumbing & fixturesdefault
$25,100 new × 40% good × 1.85 allocation
$18,600
Building electrical & lightingdefault
$25,500 new × 40% good × 1.85 allocation
$18,900
HVACdefault
$25,100 new × 40% good × 1.85 allocation
$18,600
Fireplacelisting
$2,600 new × 40% good × 1.85 allocation
$2,000

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$68,500	$99,600	$800	$168,900
2	$0	$0	$6,100	$6,100
3	$0	$0	$6,100	$6,100
4	$0	$0	$6,100	$6,100
5	$0	$0	$6,100	$6,100
6+	$0	$0	$212,600	$212,600
Total	$68,500	$99,600	$237,700	$405,900

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.