1135 Olive Ave
Redding, CA 96001
$229,900
2 bd · 1 ba · 975 sqft · Listed 3d ago
View on Realtor.com →Year built
1958
Sqft
975
Lot sqft
8,276
HOA / mo
$0
Furnished
No
List date
2026-10-08T21:44:25.000000Z
Revenue
Annual revenue
$23,025
ADR
$84
Occupancy
75%
Cleaning fees (12 mo)
$1,810
Confidence
Low (37.03), 19 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $18,363
Quiet Cottage (30 day minimum stay)
Cottage · 2 bd · 1 ba · sleeps 4 · 256 ft
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $6,313ADR $82Occ ≈ 21%5★ (3)
The Orange Retreat
House · 2 bd · 1 ba · sleeps 4 · 0.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $1,899ADR $116Occ ≈ 4%—
Cozy Redding Casa
Place · 2 bd · 1 ba · sleeps 4 · 0.2 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $6,409ADR $119Occ ≈ 15%4.3★ (9)
Spacious Rose Garden Long Term 2-bdrm queens
House · 2 bd · 1 ba · sleeps 4 · 0.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $17,781ADR $67Occ ≈ 73%5★ (3)
Quiet Home Downtown, Near River Trail
House · 2 bd · 1 ba · sleeps 4 · 0.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $3,883ADR $80Occ ≈ 13%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Quiet Cottage (30 day minimum stay) Cottage
| 2 bd · 1 ba · sleeps 4 | $6,313 | $82 | 21% | 5★ (3) | 256 ft | Airbnb |
Vintage 2 BR Home near Downtown and Trails House
| 2 bd · 1 ba · sleeps 4 | $36,427 | $130 | 77% | 5★ (306) | 0.1 mi | AirbnbVrbo |
The Orange Retreat House
| 2 bd · 1 ba · sleeps 4 | $1,899 | $116 | 4% | — | 0.2 mi | Airbnb |
Cozy Redding Casa Place
| 2 bd · 1 ba · sleeps 4 | $6,409 | $119 | 15% | 4.3★ (9) | 0.2 mi | Airbnb |
Spacious Rose Garden Long Term 2-bdrm queens House
| 2 bd · 1 ba · sleeps 4 | $17,781 | $67 | 73% | 5★ (3) | 0.2 mi | Airbnb |
Amy's Whinehouse | Downtown House
| 2 bd · 1 ba · sleeps 5 | $32,983 | $167 | 54% | 4.8★ (26) | 0.2 mi | AirbnbVrbo |
Walkable & Bright Bungalow in Dtwn Redding! House | 2 bd · 1 ba · sleeps 4 | $34,692 | $104 | 91% | — | 0.4 mi | AirbnbVrboBooking |
Welcome to Walnut Ave! House
| 2 bd · 1 ba · sleeps 4 | $31,931 | $157 | 56% | 5★ (102) | 0.4 mi | AirbnbVrbo |
The Fig House | Near Shasta and Downtown House
| 2 bd · 1.5 ba · sleeps 4 | $11,602 | $205 | 16% | 4.7★ (18) | 0.4 mi | AirbnbVrbo |
Quiet Home Downtown, Near River Trail House
| 2 bd · 1 ba · sleeps 4 | $3,883 | $80 | 13% | — | 0.4 mi | Airbnb |
Show 6 more
White Picket Fence-Clean, Cozy, Pet Friendly
House · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $18,945ADR $154Occ ≈ 34%5★ (125)
Delisted
Remodeled Two Bedroom Townhouse overlooking River
Apartment · 2 bd · 1.5 ba · sleeps 4 · 0.4 mi
- A/C
- Wifi
- Kitchen
- Washer
- +1
Revenue $15,486ADR $79Occ ≈ 54%—
2 Bedrooms w Private Entrance, Kitchen and Bath
Guest suite · 2 bd · 1 ba · sleeps 4 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $7,574ADR $105Occ ≈ 20%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
White Picket Fence-Clean, Cozy, Pet Friendly House | 2 bd · 1 ba · sleeps 4 | $18,945 | $154 | 34% | 5★ (125) | 0.4 mi | Delisted |
Remodeled Two Bedroom Townhouse overlooking River Apartment
| 2 bd · 1.5 ba · sleeps 4 | $15,486 | $79 | 54% | — | 0.4 mi | Airbnb |
2 Bedrooms w Private Entrance, Kitchen and Bath Guest suite
| 2 bd · 1 ba · sleeps 4 | $7,574 | $105 | 20% | — | 0.6 mi | Airbnb |
2-bdrm, 1.5 bath, dog-friendly, 5 min to downtown House
| 2 bd · 1.5 ba · sleeps 4 | $26,563 | $105 | 69% | 5★ (1) | 0.6 mi | AirbnbVrbo |
Walk to Downtown • River Trail House
| 2 bd · 1 ba · sleeps 5 | $35,112 | $172 | 56% | 5★ (100) | 0.6 mi | AirbnbVrboBooking |
The Mesa Loft | Central, Cozy, Bright House
| 2 bd · 1 ba · sleeps 4 | $26,057 | $99 | 72% | 5★ (1) | 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$23,025
NOI
$8,504
Cash flow /mo
-$575
Cash needed
$82,671
Cash-on-cash
-8.3%
ROE (yr 1)
1.7%
Cap rate
3.7%
DSCR
0.55
Year-1 write-off
$73,256
Year-1 tax shield @ 32%
$23,442
Year-1 return on equity
- Cash flow (annual)-$6,895
- Principal paydown$1,398
- Appreciation at%$6,897
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)$4,605
- Platform fees (3% of revenue)$691
- Maintenance / capex (5% of revenue)$1,151
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,985
- Insurance (STR-rated)$1,345
Cash needed to close
- Down payment (25%)$57,475
- Closing costs (4.0%)$9,196
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$23,442
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
$192,000
Short-life (5/15-yr)
$57,000 · 30%
Year-1 deduction
$73,000
Year-1 tax shield @ 32%
$23,000
Land 17% (county tax record, assessed value split) · building $135,000 over 39 years · new furniture $16,000
Based on: 975 sq ft, built 1958, 2 bd / 1 ba, unfurnished, listing features (fireplace, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $56,000 in year 1 (21% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,500
Kitchen cabinetsdefault
$7,900 new × 40% good × 2.37 allocation
- $6,200
Kitchen countertopsdefault
$6,500 new × 40% good × 2.37 allocation
- $1,600
Decorative trimdefault
$1,700 new × 40% good × 2.37 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 2.37 allocation
- $900
Shelvingdefault
$900 new × 40% good × 2.37 allocation
- $2,400
Window coverings (10)default
$2,500 new × 40% good × 2.37 allocation
- $4,000
Carpet, vinyl & laminate (67% of floors)listing
$4,200 new × 40% good × 2.37 allocation
- $5,900
Kitchen & laundry equipment plumbingdefault
$6,200 new × 40% good × 2.37 allocation
- $3,500
Kitchen, laundry & data equipment electricaldefault
$3,700 new × 40% good × 2.37 allocation
- $7,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.37 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $7,700
Paving: driveway & walks (paved)default
$6,500 new × 50% good × 2.37 allocation
- $7,400
Landscaping (typical)default
$6,200 new × 50% good × 2.37 allocation
- $1,100
Patiosdefault
$1,000 new × 50% good × 2.37 allocation
- $1,100
Decks & porches (attached)default
$1,000 new × 50% good × 2.37 allocation
- $100,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$105,500 new × 40% good × 2.37 allocation
- $10,400
Building plumbing & fixturesdefault
$10,900 new × 40% good × 2.37 allocation
- $9,100
Building electrical & lightingdefault
$9,600 new × 40% good × 2.37 allocation
- $10,400
HVACdefault
$11,000 new × 40% good × 2.37 allocation
- $2,000
Hardwood & tile floorsdefault
$2,100 new × 40% good × 2.37 allocation
- $2,500
Fireplacelisting
$2,600 new × 40% good × 2.37 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $55,800 | $17,400 | $100 | $73,300 |
| 2 | $0 | $0 | $3,400 | $3,400 |
| 3 | $0 | $0 | $3,400 | $3,400 |
| 4 | $0 | $0 | $3,400 | $3,400 |
| 5 | $0 | $0 | $3,400 | $3,400 |
| 6+ | $0 | $0 | $120,600 | $120,600 |
| Total | $55,800 | $17,400 | $134,500 | $207,700 |
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.