2554 Capella St
Redding, CA 96002
$415,000
4 bd · 2 ba · 1,683 sqft · Listed 1d ago
View on Realtor.com →Year built
1989
Sqft
1,683
Lot sqft
6,534
HOA / mo
$0
Furnished
No
List date
2026-10-20T21:29:21.000000Z
Revenue
Annual revenue
$56,827
ADR
$263
Occupancy
59%
Cleaning fees (12 mo)
$8,412
Confidence
Low (16), 8 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $43,567
LUXE Modern getaway retreat
House · 3 bd · 1.5 ba · sleeps 6 · 0.3 mi
Revenue $10,293ADR $155Occ ≈ 18%4.8★ (7)
Delisted
House+ADU+Pool + RV/Boat Parking
House · 4 bd · 3 ba · sleeps 10 · 0.3 mi
- Pool
- A/C
- Free parking
- Pets OK
- +3
Revenue $4,286ADR $499Occ ≈ 2%5★ (6)
Calm, Cozy & Clean (5 beds + pooltable & foosball)
House · 3 bd · 1.5 ba · sleeps 7 · 0.5 mi
- Free parking
- Wifi
- Kitchen
- Washer
- +1
Revenue $33,641ADR $201Occ ≈ 46%5★ (203)
Sweet Escape. Cozy, central, fireplace & Netflix.
House · 3 bd · 2 ba · sleeps 8 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $46,477ADR $162Occ ≈ 79%4.8★ (399)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
LUXE Modern getaway retreat House | 3 bd · 1.5 ba · sleeps 6 | $10,293 | $155 | 18% | 4.8★ (7) | 0.3 mi | Delisted |
House+ADU+Pool + RV/Boat Parking House
| 4 bd · 3 ba · sleeps 10 | $4,286 | $499 | 2% | 5★ (6) | 0.3 mi | Airbnb |
Forest Hill Resort: Heated Pool +Billiards +Trails House
| 4 bd · 2 ba · sleeps 12 | $102,651 | $524 | 54% | 4.9★ (146) | 0.4 mi | AirbnbVrbo |
Forest Homes Retreat House
| 3 bd · 2 ba · sleeps 6 | $40,656 | $291 | 38% | 5★ (53) | 0.4 mi | AirbnbVrbo |
Calm, Cozy & Clean (5 beds + pooltable & foosball) House
| 3 bd · 1.5 ba · sleeps 7 | $33,641 | $201 | 46% | 5★ (203) | 0.5 mi | Airbnb |
The W Resort Outdoor Kitchen Pool Hot Tub Oasis House
| 4 bd · 2.5 ba · sleeps 10 | $135,416 | $615 | 60% | 4.8★ (37) | 0.5 mi | AirbnbVrbo |
Sweet Escape. Cozy, central, fireplace & Netflix. House
| 3 bd · 2 ba · sleeps 8 | $46,477 | $162 | 79% | 4.8★ (399) | 0.6 mi | Airbnb |
Timber Haven- Cozy Nest w/Hot Tub & EV Charger House
| 3 bd · 2 ba · sleeps 6 | $52,876 | $220 | 66% | 5★ (213) | 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$56,827
NOI
$29,723
Cash flow /mo
$160
Cash needed
$143,350
Cash-on-cash
1.3%
ROE (yr 1)
11.8%
Cap rate
7.2%
DSCR
1.07
Year-1 write-off
$112,363
Year-1 tax shield @ 32%
$35,956
Year-1 return on equity
- Cash flow (annual)$1,925
- Principal paydown$2,524
- Appreciation at%$12,450
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)$11,365
- Platform fees (3% of revenue)$1,705
- Maintenance / capex (5% of revenue)$2,841
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,188
- Insurance (STR-rated)$2,428
Cash needed to close
- Down payment (25%)$103,750
- Closing costs (4.0%)$16,600
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$35,956
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
$342,000
Short-life (5/15-yr)
$89,000 · 26%
Year-1 deduction
$112,000
Year-1 tax shield @ 32%
$36,000
Land 18% (county tax record, assessed value split) · building $253,000 over 39 years · new furniture $23,000
Based on: 1,683 sq ft, built 1989, 4 bd / 2 ba, unfurnished, listing features (stone counters, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $85,000 in year 1 (18% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,100
Kitchen cabinetsdefault
$9,500 new × 40% good × 2.65 allocation
- $10,300
Kitchen countertops (stone)listing
$9,700 new × 40% good × 2.65 allocation
- $3,100
Decorative trimdefault
$2,900 new × 40% good × 2.65 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.65 allocation
- $1,600
Shelvingdefault
$1,500 new × 40% good × 2.65 allocation
- $4,500
Window coverings (17)default
$4,300 new × 40% good × 2.65 allocation
- $11,500
Carpet, vinyl & laminate (100% of floors)listing
$10,800 new × 40% good × 2.65 allocation
- $7,800
Kitchen & laundry equipment plumbingdefault
$7,400 new × 40% good × 2.65 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$4,500 new × 40% good × 2.65 allocation
- $8,600
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.65 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $11,300
Paving: driveway & walks (paved)default
$8,500 new × 50% good × 2.65 allocation
- $10,800
Landscaping (typical)default
$8,200 new × 50% good × 2.65 allocation
- $2,200
Patiosdefault
$1,700 new × 50% good × 2.65 allocation
- $2,200
Decks & porches (attached)default
$1,700 new × 50% good × 2.65 allocation
- $193,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$182,100 new × 40% good × 2.65 allocation
- $20,100
Building plumbing & fixturesdefault
$18,900 new × 40% good × 2.65 allocation
- $19,700
Building electrical & lightingdefault
$18,600 new × 40% good × 2.65 allocation
- $20,100
HVACdefault
$19,000 new × 40% good × 2.65 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $85,600 | $26,500 | $300 | $112,400 |
| 2 | $0 | $0 | $6,500 | $6,500 |
| 3 | $0 | $0 | $6,500 | $6,500 |
| 4 | $0 | $0 | $6,500 | $6,500 |
| 5 | $0 | $0 | $6,500 | $6,500 |
| 6+ | $0 | $0 | $226,900 | $226,900 |
| Total | $85,600 | $26,500 | $253,100 | $365,200 |
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.