3252 Inverness St
Redding, CA 96002
$452,500
3 bd · 2 ba · 1,658 sqft · Listed 2d ago
View on Realtor.com →Year built
1961
Sqft
1,658
Lot sqft
37,462
HOA / mo
$0
Furnished
No
List date
2026-10-09T20:33:36.000000Z
Revenue
Annual revenue
$31,479
ADR
$138
Occupancy
62%
Cleaning fees (12 mo)
$4,113
Confidence
Low (21.53), 17 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $21,909
Comfortable 30+ Day Stay – Perfect for Work/Travel
House · 3 bd · 2 ba · sleeps 8 · 0.9 mi
Revenue $15,418ADR $169Occ ≈ 25%4.8★ (6)
Ballpark
House · 3 bd · 2.5 ba · sleeps 6 · 0.9 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $7,730ADR $196Occ ≈ 11%—
Charming 3BR SmartHome w WiFi Games Good Location!
House · 3 bd · 2 ba · sleeps 8 · 1.0 mi
Revenue $5,922ADR $423Occ ≈ 4%4.5★ (2)
LUXE Modern getaway retreat
House · 3 bd · 1.5 ba · sleeps 6 · 1.1 mi
Revenue $10,293ADR $155Occ ≈ 18%4.8★ (7)
Delisted
Calm, Cozy & Clean (5 beds + pooltable & foosball)
House · 3 bd · 1.5 ba · sleeps 7 · 1.2 mi
- Free parking
- Wifi
- Kitchen
- Washer
- +1
Revenue $33,641ADR $201Occ ≈ 46%5★ (203)
Comfy home + great outside space - 30 day
House · 3 bd · 2.5 ba · sleeps 7 · 1.3 mi
Revenue $8,372ADR $87Occ ≈ 26%—
Delisted
Sweet Escape. Cozy, central, fireplace & Netflix.
House · 3 bd · 2 ba · sleeps 8 · 1.4 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 |
|---|---|---|---|---|---|---|---|
Forest Homes Retreat House
| 3 bd · 2 ba · sleeps 6 | $40,656 | $291 | 38% | 5★ (53) | 0.6 mi | AirbnbVrbo |
Redding Poolside Retreat | Family & Pet Friendly House
| 3 bd · 2 ba · sleeps 6 | $62,679 | $231 | 74% | 4.8★ (163) | 0.8 mi | AirbnbVrbo |
Comfortable 30+ Day Stay – Perfect for Work/Travel House | 3 bd · 2 ba · sleeps 8 | $15,418 | $169 | 25% | 4.8★ (6) | 0.9 mi | Airbnb |
Ballpark House
| 3 bd · 2.5 ba · sleeps 6 | $7,730 | $196 | 11% | — | 0.9 mi | Airbnb |
Charming 3BR SmartHome w WiFi Games Good Location! House | 3 bd · 2 ba · sleeps 8 | $5,922 | $423 | 4% | 4.5★ (2) | 1.0 mi | Airbnb |
LUXE Modern getaway retreat House | 3 bd · 1.5 ba · sleeps 6 | $10,293 | $155 | 18% | 4.8★ (7) | 1.1 mi | Delisted |
Calm, Cozy & Clean (5 beds + pooltable & foosball) House
| 3 bd · 1.5 ba · sleeps 7 | $33,641 | $201 | 46% | 5★ (203) | 1.2 mi | Airbnb |
Timber Haven- Cozy Nest w/Hot Tub & EV Charger House
| 3 bd · 2 ba · sleeps 6 | $52,876 | $220 | 66% | 5★ (213) | 1.2 mi | AirbnbVrbo |
Comfy home + great outside space - 30 day House | 3 bd · 2.5 ba · sleeps 7 | $8,372 | $87 | 26% | — | 1.3 mi | Delisted |
Sweet Escape. Cozy, central, fireplace & Netflix. House
| 3 bd · 2 ba · sleeps 8 | $46,477 | $162 | 79% | 4.8★ (399) | 1.4 mi | Airbnb |
Show 7 more
Cozy 3/2 Mid-Century Modern Home With Backyard
House · 3 bd · 2 ba · sleeps 6 · 1.4 mi
Revenue $7,931ADR $105Occ ≈ 21%4.8★ (8)
Delisted
The Reservoir Home 3BR near Pickleball
House · 3 bd · 2 ba · sleeps 7 · 1.9 mi
Revenue $867ADR $123Occ ≈ 2%—
Delisted
“The Lion’s Keep”, Entire 3/2 residential home
House · 3 bd · 2 ba · sleeps 6 · 1.9 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $44,982ADR $173Occ ≈ 71%5★ (97)
Desert Chic Meets California Cool in Redding
House · 3 bd · 2 ba · sleeps 6 · 1.9 mi
Revenue $3,928ADR $218Occ ≈ 5%1★ (1)
Delisted
Cozy Blue Cottage
House · 3 bd · 1 ba · sleeps 6 · 2.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $26,338ADR $98Occ ≈ 74%4.9★ (16)
GHouse@ Lilac | Redding (Airport) Her.Hauspitality
House · 3 bd · 2 ba · sleeps 6 · 2.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $21,909ADR $142Occ ≈ 42%5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy 3/2 Mid-Century Modern Home With Backyard House | 3 bd · 2 ba · sleeps 6 | $7,931 | $105 | 21% | 4.8★ (8) | 1.4 mi | Delisted |
The Reservoir Home 3BR near Pickleball House | 3 bd · 2 ba · sleeps 7 | $867 | $123 | 2% | — | 1.9 mi | Delisted |
“The Lion’s Keep”, Entire 3/2 residential home House
| 3 bd · 2 ba · sleeps 6 | $44,982 | $173 | 71% | 5★ (97) | 1.9 mi | Airbnb |
Desert Chic Meets California Cool in Redding House | 3 bd · 2 ba · sleeps 6 | $3,928 | $218 | 5% | 1★ (1) | 1.9 mi | Delisted |
Fayette House near Lema Ranch House
| 3 bd · 2 ba · sleeps 8 | $51,804 | $196 | 72% | 5★ (121) | 2.0 mi | AirbnbVrbo |
Cozy Blue Cottage House
| 3 bd · 1 ba · sleeps 6 | $26,338 | $98 | 74% | 4.9★ (16) | 2.1 mi | Airbnb |
GHouse@ Lilac | Redding (Airport) Her.Hauspitality House
| 3 bd · 2 ba · sleeps 6 | $21,909 | $142 | 42% | 5★ (2) | 2.1 mi | 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
Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$31,479
NOI
$10,840
Cash flow /mo
-$1,622
Cash needed
$150,725
Cash-on-cash
-12.9%
ROE (yr 1)
-2.1%
Cap rate
2.4%
DSCR
0.36
Year-1 write-off
$89,401
Year-1 tax shield @ 32%
$28,608
Year-1 return on equity
- Cash flow (annual)-$19,469
- Principal paydown$2,752
- Appreciation at%$13,575
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)$6,296
- Platform fees (3% of revenue)$944
- Maintenance / capex (5% of revenue)$1,574
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,656
- Insurance (STR-rated)$2,647
Cash needed to close
- Down payment (25%)$113,125
- Closing costs (4.0%)$18,100
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$28,608
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
$305,000
Short-life (5/15-yr)
$70,000 · 23%
Year-1 deduction
$89,000
Year-1 tax shield @ 32%
$29,000
Land 33% (county tax record, assessed value split) · building $235,000 over 39 years · new furniture $20,000
Based on: 1,658 sq ft, built 1961, 3 bd / 2 ba, unfurnished, listing features (covered patio, fireplace, flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $68,000 in year 1 (16% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,400
Kitchen cabinetsdefault
$9,400 new × 40% good × 2.23 allocation
- $6,900
Kitchen countertopsdefault
$7,700 new × 40% good × 2.23 allocation
- $2,600
Decorative trimdefault
$2,900 new × 40% good × 2.23 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.23 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.23 allocation
- $3,800
Window coverings (17)default
$4,300 new × 40% good × 2.23 allocation
- $6,500
Kitchen & laundry equipment plumbingdefault
$7,300 new × 40% good × 2.23 allocation
- $4,000
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 2.23 allocation
- $7,200
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.23 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $2,800
Paving: driveway & walks (gravel)listing
$2,500 new × 50% good × 2.23 allocation
- $9,000
Landscaping (typical)default
$8,100 new × 50% good × 2.23 allocation
- $15,200
Covered patiolisting
$13,700 new × 50% good × 2.23 allocation
- $1,800
Decks & porches (attached)default
$1,600 new × 50% good × 2.23 allocation
- $160,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$179,700 new × 40% good × 2.23 allocation
- $16,600
Building plumbing & fixturesdefault
$18,600 new × 40% good × 2.23 allocation
- $16,300
Building electrical & lightingdefault
$18,300 new × 40% good × 2.23 allocation
- $16,600
HVACdefault
$18,700 new × 40% good × 2.23 allocation
- $9,500
Hardwood & tile floorsdefault
$10,700 new × 40% good × 2.23 allocation
- $2,300
Fireplacelisting
$2,600 new × 40% good × 2.23 allocation
- $13,400
Septic systemlisting
$12,000 new × 50% good × 2.23 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $60,200 | $28,900 | $300 | $89,400 |
| 2 | $0 | $0 | $6,000 | $6,000 |
| 3 | $0 | $0 | $6,000 | $6,000 |
| 4 | $0 | $0 | $6,000 | $6,000 |
| 5 | $0 | $0 | $6,000 | $6,000 |
| 6+ | $0 | $0 | $210,600 | $210,600 |
| Total | $60,200 | $28,900 | $234,900 | $324,100 |
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.