1823 Pine St
Redding, CA 96001
$349,900
3 bd · 1.5 ba · 1,268 sqft · Listed 31d ago
View on Realtor.com →Year built
1903
Sqft
1,268
Lot sqft
4,792
HOA / mo
$0
Furnished
No
List date
2026-08-29T18:41:14.000000Z
Revenue
Annual revenue
$25,038
ADR
$114
Occupancy
60%
Cleaning fees (12 mo)
$3,110
Confidence
Low (18.85), 15 comps
Comp revenue range (p25 / median / p75)
Convenient Downtown 3 bdrm Apt #3
Apartment · 3 bd · 1 ba · sleeps 5 · 0.1 mi
Revenue $22,271ADR $82Occ ≈ 74%5★ (4)
Downtown 3 bdrm Apt 4, close to cafes, supermarket
Apartment · 3 bd · 1 ba · sleeps 5 · 0.1 mi
Revenue $12,633ADR $79Occ ≈ 44%—
Downtown 3 bdrm apartment near cafes, 30+ days
Apartment · 3 bd · 1 ba · sleeps 5 · 0.2 mi
Revenue $3,436ADR $83Occ ≈ 11%5★ (2)
Central 3-bedroom house in Redding with Pool & Vintage Bar Room
House · 3 bd · 2.5 ba · sleeps 6 · 0.2 mi
Revenue $37,838ADR $358Occ ≈ 29%4.9★ (9)
3-bedroom house in serene Redding with cool AC breeze
House · 3 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $346ADR $173Occ ≈ 1%—
Garden Tract Vintage Charmer 3 bd 2 bath - 30+ Day
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $7,056ADR $115Occ ≈ 17%4.5★ (6)
The Dandelion House in the Garden Tract Redding, California
House · 3 bd · 1.5 ba · sleeps 6 · 0.3 mi
Revenue $32,069ADR $155Occ ≈ 57%—
Exquisite home w/ pool, large vintage bar & garage
House · 3 bd · 2.5 ba · sleeps 6 · 0.3 mi
Revenue $41,622ADR $342Occ ≈ 33%4.8★ (80)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Convenient Downtown 3 bdrm Apt #3 Apartment | 3 bd · 1 ba · sleeps 5 | $22,271 | $82 | 74% | 5★ (4) | 0.1 mi | Airbnb |
Downtown 3 bdrm Apt 4, close to cafes, supermarket Apartment | 3 bd · 1 ba · sleeps 5 | $12,633 | $79 | 44% | — | 0.1 mi | Airbnb |
Downtown 3 bdrm apartment near cafes, 30+ days Apartment | 3 bd · 1 ba · sleeps 5 | $3,436 | $83 | 11% | 5★ (2) | 0.2 mi | Airbnb |
Central 3-bedroom house in Redding with Pool & Vintage Bar Room House | 3 bd · 2.5 ba · sleeps 6 | $37,838 | $358 | 29% | 4.9★ (9) | 0.2 mi | Vrbo |
3-bedroom house in serene Redding with cool AC breeze House | 3 bd · 1 ba · sleeps 4 | $346 | $173 | 1% | — | 0.2 mi | Vrbo |
Downtown Oasis || Style and Comfort House | 3 bd · 1 ba · sleeps 6 | $65,707 | $223 | 81% | 5★ (559) | 0.3 mi | AirbnbVrbo |
3 bdrm, downtown near hospitals & cafes. Apt 1. Apartment | 3 bd · 1 ba · sleeps 5 | $11,288 | $80 | 39% | 4.7★ (3) | 0.3 mi | AirbnbVrbo |
Garden Tract Vintage Charmer 3 bd 2 bath - 30+ Day House | 3 bd · 2 ba · sleeps 6 | $7,056 | $115 | 17% | 4.5★ (6) | 0.3 mi | Airbnb |
The Dandelion House in the Garden Tract Redding, California House | 3 bd · 1.5 ba · sleeps 6 | $32,069 | $155 | 57% | — | 0.3 mi | Vrbo |
Exquisite home w/ pool, large vintage bar & garage House | 3 bd · 2.5 ba · sleeps 6 | $41,622 | $342 | 33% | 4.8★ (80) | 0.3 mi | Airbnb |
Show all 15 comps
Comfortable and style, near downtown vibe, cafes, supermarket
Apartment · 3 bd · 1 ba · sleeps 6 · 0.3 mi
Revenue $11,672ADR $74Occ ≈ 43%—
HerHouse @Diestelhorst |Downtown Redding
Bungalow · 3 bd · 1.5 ba · sleeps 5 · 0.4 mi
Revenue $35,591ADR $162Occ ≈ 60%5★ (95)
Downtown Getaway - beautiful historic craftsman
House · 3 bd · 2 ba · sleeps 7 · 0.6 mi
Revenue $46,790ADR $172Occ ≈ 75%5★ (145)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Comfortable and style, near downtown vibe, cafes, supermarket Apartment | 3 bd · 1 ba · sleeps 6 | $11,672 | $74 | 43% | — | 0.3 mi | Vrbo |
Chestnut Hill - a Downtown Charmer House | 3 bd · 1 ba · sleeps 6 | $4,203 | $545 | 2% | 4.8★ (34) | 0.4 mi | AirbnbVrbo |
HerHouse @Diestelhorst |Downtown Redding Bungalow | 3 bd · 1.5 ba · sleeps 5 | $35,591 | $162 | 60% | 5★ (95) | 0.4 mi | Airbnb |
Mid-Century Home near downtown w/ Pool! House | 3 bd · 2 ba · sleeps 6 | $60,562 | $267 | 62% | 4.8★ (355) | 0.5 mi | AirbnbVrbo |
Downtown Getaway - beautiful historic craftsman House | 3 bd · 2 ba · sleeps 7 | $46,790 | $172 | 75% | 5★ (145) | 0.6 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$25,038
NOI
$7,932
Cash flow /mo
-$1,225
Cash needed
$120,971
Cash-on-cash
-12.1%
ROE (yr 1)
-1.6%
Cap rate
2.3%
DSCR
0.35
Year-1 write-off
$61,051
Year-1 tax shield @ 32%
$19,536
Year-1 return on equity
- Cash flow (annual)-$14,694
- Principal paydown$2,290
- Appreciation at%$10,497
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$5,008
- Platform fees (3% of revenue)$751
- Maintenance / capex (5% of revenue)$1,252
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,374
- Insurance (STR-rated)$2,047
Cash needed to close
- Down payment (25%)$87,475
- Closing costs (4.0%)$13,996
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$19,536
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
$156,000
Short-life (5/15-yr)
$41,000 · 26%
Year-1 deduction
$61,000
Year-1 tax shield @ 32%
$20,000
Land 56% (county tax record, assessed value split) · building $115,000 over 39 years · new furniture $20,000
Based on: 1,268 sq ft, built 1903, 3 bd / 1.5 ba, unfurnished, listing features (none cost-relevant).
IRS-guide safe-harbor floor: $48,000 in year 1 (18% short-life, $15,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $5,300
Kitchen cabinetsdefault
$8,600 new × 40% good × 1.56 allocation
- $4,400
Kitchen countertopsdefault
$7,000 new × 40% good × 1.56 allocation
- $1,400
Decorative trimdefault
$2,200 new × 40% good × 1.56 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 1.56 allocation
- $700
Shelvingdefault
$1,200 new × 40% good × 1.56 allocation
- $2,000
Window coverings (13)default
$3,300 new × 40% good × 1.56 allocation
- $2,000
Carpet, vinyl & laminate (40% of floors)default
$3,300 new × 40% good × 1.56 allocation
- $4,200
Kitchen & laundry equipment plumbingdefault
$6,700 new × 40% good × 1.56 allocation
- $2,500
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 40% good × 1.56 allocation
- $5,000
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.56 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $5,700
Paving: driveway & walks (paved)default
$7,400 new × 50% good × 1.56 allocation
- $5,500
Landscaping (typical)default
$7,100 new × 50% good × 1.56 allocation
- $1,000
Patiosdefault
$1,300 new × 50% good × 1.56 allocation
- $1,000
Decks & porches (attached)default
$1,300 new × 50% good × 1.56 allocation
- $85,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$137,200 new × 40% good × 1.56 allocation
- $8,900
Building plumbing & fixturesdefault
$14,200 new × 40% good × 1.56 allocation
- $8,300
Building electrical & lightingdefault
$13,300 new × 40% good × 1.56 allocation
- $8,900
HVACdefault
$14,300 new × 40% good × 1.56 allocation
- $3,000
Hardwood & tile floorsdefault
$4,900 new × 40% good × 1.56 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $47,200 | $13,200 | $600 | $61,100 |
| 2 | $0 | $0 | $2,900 | $2,900 |
| 3 | $0 | $0 | $2,900 | $2,900 |
| 4 | $0 | $0 | $2,900 | $2,900 |
| 5 | $0 | $0 | $2,900 | $2,900 |
| 6+ | $0 | $0 | $102,200 | $102,200 |
| Total | $47,200 | $13,200 | $114,600 | $175,000 |
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.