1163 Olive Ave
Redding, CA 96001
$549,000
4 bd · 3 ba · 2,166 sqft · Listed 2d ago
View on Realtor.com →Year built
1938
Sqft
2,166
Lot sqft
8,276
HOA / mo
$0
Furnished
No
List date
2026-10-09T15:15:24.000000Z
Revenue
Annual revenue
$37,115
ADR
$160
Occupancy
64%
Cleaning fees (12 mo)
$5,161
Confidence
Low (27.76), 11 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $31,698
Light Filled Home with Beautiful Garden
House · 5 bd · 2 ba · sleeps 7 · 0.2 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $8,939ADR $153Occ ≈ 16%4.5★ (4)
Aloha House
House · 3 bd · 2 ba · sleeps 6 · 0.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $38,114ADR $148Occ ≈ 71%4.8★ (166)
Modern 3BR Extended Stay Retreat – 30+ Day
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $5,302ADR $96Occ ≈ 15%4.8★ (29)
Charming Vintage Home with Character and a View
House · 4 bd · 2 ba · sleeps 9 · 0.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $9,192ADR $162Occ ≈ 16%4.7★ (24)
Updated-3 bd with garage - 30+ Day Rental
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $17,700ADR $95Occ ≈ 51%5★ (2)
Havilah-Midcentury Modern 3/3 home
House · 3 bd · 3 ba · sleeps 7 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $30,383ADR $99Occ ≈ 84%4.5★ (8)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Light Filled Home with Beautiful Garden House
| 5 bd · 2 ba · sleeps 7 | $8,939 | $153 | 16% | 4.5★ (4) | 0.2 mi | Airbnb |
Aloha House House
| 3 bd · 2 ba · sleeps 6 | $38,114 | $148 | 71% | 4.8★ (166) | 0.2 mi | Airbnb |
Westside ^Cottage^ House
| 3 bd · 2 ba · sleeps 6 | $31,698 | $108 | 80% | 4.9★ (111) | 0.3 mi | AirbnbVrbo |
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 |
Charming Vintage Home with Character and a View House
| 4 bd · 2 ba · sleeps 9 | $9,192 | $162 | 16% | 4.7★ (24) | 0.4 mi | Airbnb |
Updated-3 bd with garage - 30+ Day Rental House
| 3 bd · 2 ba · sleeps 6 | $17,700 | $95 | 51% | 5★ (2) | 0.4 mi | Airbnb |
Havilah-Midcentury Modern 3/3 home House
| 3 bd · 3 ba · sleeps 7 | $30,383 | $99 | 84% | 4.5★ (8) | 0.5 mi | Airbnb |
Cozy 4bd House with Hot tub and Pool, Quiet Area House | 4 bd · 3 ba · sleeps 9 | $70,125 | $344 | 56% | 4.9★ (102) | 0.5 mi | AirbnbVrbo |
The Stratford | Pool/Hot Tub + Arcade + Airhockey! House
| 4 bd · 3 ba · sleeps 11 | $73,752 | $475 | 43% | 4.8★ (91) | 0.6 mi | AirbnbVrbo |
The Olive Get-Away | Pool💦 Game Room🏓 & BBQ♨️ House
| 3 bd · 2 ba · sleeps 8 | $62,890 | $305 | 56% | 4.9★ (179) | 0.6 mi | AirbnbVrbo |
Show 1 more
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
$37,115
NOI
$13,272
Cash flow /mo
-$1,958
Cash needed
$182,210
Cash-on-cash
-12.9%
ROE (yr 1)
-2.0%
Cap rate
2.4%
DSCR
0.36
Year-1 write-off
$164,523
Year-1 tax shield @ 32%
$52,647
Year-1 return on equity
- Cash flow (annual)-$23,501
- Principal paydown$3,339
- Appreciation at%$16,470
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)$7,423
- Platform fees (3% of revenue)$1,113
- Maintenance / capex (5% of revenue)$1,856
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,863
- Insurance (STR-rated)$3,212
Cash needed to close
- Down payment (25%)$137,250
- Closing costs (4.0%)$21,960
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$52,647
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
$500,000
Short-life (5/15-yr)
$141,000 · 28%
Year-1 deduction
$165,000
Year-1 tax shield @ 32%
$53,000
Land 9% (county tax record, assessed value split) · building $358,000 over 39 years · new furniture $23,000
Based on: 2,166 sq ft, built 1938, 4 bd / 3 ba, unfurnished, listing features (deck, fireplace, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $101,000 in year 1 (15% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,200
Kitchen cabinetsdefault
$10,500 new × 40% good × 2.88 allocation
- $9,900
Kitchen countertopsdefault
$8,600 new × 40% good × 2.88 allocation
- $4,400
Decorative trimdefault
$3,800 new × 40% good × 2.88 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.88 allocation
- $1,700
Shelvingdefault
$1,500 new × 40% good × 2.88 allocation
- $6,300
Window coverings (22)default
$5,500 new × 40% good × 2.88 allocation
- $16,100
Carpet, vinyl & laminate (100% of floors)listing
$13,900 new × 40% good × 2.88 allocation
- $9,500
Kitchen & laundry equipment plumbingdefault
$8,200 new × 40% good × 2.88 allocation
- $5,700
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 40% good × 2.88 allocation
- $9,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.88 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $13,900
Paving: driveway & walks (paved)default
$9,600 new × 50% good × 2.88 allocation
- $13,400
Landscaping (typical)default
$9,300 new × 50% good × 2.88 allocation
- $3,100
Patiosdefault
$2,100 new × 50% good × 2.88 allocation
- $35,100
Decks & porches (attached)listing
$24,400 new × 50% good × 2.88 allocation
- $270,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$234,700 new × 40% good × 2.88 allocation
- $28,100
Building plumbing & fixturesdefault
$24,400 new × 40% good × 2.88 allocation
- $28,500
Building electrical & lightingdefault
$24,700 new × 40% good × 2.88 allocation
- $28,100
HVACdefault
$24,400 new × 40% good × 2.88 allocation
- $3,000
Fireplacelisting
$2,600 new × 40% good × 2.88 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $98,700 | $65,500 | $400 | $164,500 |
| 2 | $0 | $0 | $9,200 | $9,200 |
| 3 | $0 | $0 | $9,200 | $9,200 |
| 4 | $0 | $0 | $9,200 | $9,200 |
| 5 | $0 | $0 | $9,200 | $9,200 |
| 6+ | $0 | $0 | $321,300 | $321,300 |
| Total | $98,700 | $65,500 | $358,400 | $522,500 |
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.