1852 Del Mar Ave
Redding, CA 96003
$275,000
2 bd · 2 ba · 1,100 sqft · Listed 7d ago
View on Realtor.com →Year built
1977
Sqft
1,100
Lot sqft
4,356
HOA / mo
$400
Furnished
No
List date
2026-11-05T17:19:09.000000Z
Revenue
Annual revenue
$28,114
ADR
$106
Occupancy
73%
Cleaning fees (12 mo)
$4,018
Confidence
Low (49.56), 6 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $28,821
Loma St Oasis
House · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $5,874ADR $141Occ ≈ 11%4.9★ (11)
Delisted
Woods on the Hill, Near Downtown & Biking Trails
House · 2 bd · 1 ba · sleeps 5 · 0.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
Revenue $20,998ADR $77Occ ≈ 75%4.6★ (49)
Songbird Retreat, 2 Bedrooms, Private Bath
House · 2 bd · 1 ba · sleeps 4 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $30,913ADR $94Occ ≈ 90%5★ (129)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Walk to Park & Aquatic Center: Airy Redding Home! House
| 2 bd · 2 ba · sleeps 4 | $26,729 | $156 | 47% | 4.8★ (9) | 0.2 mi | AirbnbVrboBooking |
Loma St Oasis House | 2 bd · 2 ba · sleeps 4 | $5,874 | $141 | 11% | 4.9★ (11) | 0.3 mi | Delisted |
Loft View 53 | Central Style House
| 2 bd · 1 ba · sleeps 6 | $47,775 | $217 | 60% | 4.9★ (42) | 0.3 mi | AirbnbVrbo |
Woods on the Hill, Near Downtown & Biking Trails House
| 2 bd · 1 ba · sleeps 5 | $20,998 | $77 | 75% | 4.6★ (49) | 0.3 mi | Airbnb |
Songbird Retreat, 2 Bedrooms, Private Bath House
| 2 bd · 1 ba · sleeps 4 | $30,913 | $94 | 90% | 5★ (129) | 0.5 mi | Airbnb |
Walk to Downtown • River Trail House
| 2 bd · 1 ba · sleeps 5 | $35,112 | $172 | 56% | 5★ (100) | 0.6 mi | AirbnbVrboBooking |
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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$28,114
NOI
$6,608
Cash flow /mo
-$953
Cash needed
$95,750
Cash-on-cash
-11.9%
ROE (yr 1)
-1.5%
Cap rate
2.4%
DSCR
0.37
Year-1 write-off
$80,655
Year-1 tax shield @ 32%
$25,810
Year-1 return on equity
- Cash flow (annual)-$11,432
- Principal paydown$1,747
- Appreciation at%$8,250
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)$5,623
- Platform fees (3% of revenue)$843
- Maintenance / capex (5% of revenue)$1,406
- Utilities & supplies$4,200
- HOA$4,800
- Property tax$3,438
- Insurance (STR-rated)$1,609
Cash needed to close
- Down payment (25%)$68,750
- Closing costs (4.0%)$11,000
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$25,810
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
$236,000
Short-life (5/15-yr)
$64,000 · 27%
Year-1 deduction
$81,000
Year-1 tax shield @ 32%
$26,000
Land 14% (county tax record, assessed value split) · building $171,000 over 39 years · new furniture $16,000
Based on: 1,100 sq ft, built 1977, 2 bd / 2 ba, unfurnished, listing features (fireplace, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $60,000 in year 1 (19% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,700
Kitchen cabinetsdefault
$8,200 new × 40% good × 2.64 allocation
- $7,100
Kitchen countertopsdefault
$6,700 new × 40% good × 2.64 allocation
- $2,000
Decorative trimdefault
$1,900 new × 40% good × 2.64 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.64 allocation
- $900
Shelvingdefault
$900 new × 40% good × 2.64 allocation
- $2,900
Window coverings (11)default
$2,800 new × 40% good × 2.64 allocation
- $2,500
Carpet, vinyl & laminate (33% of floors)listing
$2,400 new × 40% good × 2.64 allocation
- $6,700
Kitchen & laundry equipment plumbingdefault
$6,400 new × 40% good × 2.64 allocation
- $4,100
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 2.64 allocation
- $8,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.64 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $9,100
Paving: driveway & walks (paved)default
$6,900 new × 50% good × 2.64 allocation
- $8,700
Landscaping (typical)default
$6,600 new × 50% good × 2.64 allocation
- $1,400
Patiosdefault
$1,100 new × 50% good × 2.64 allocation
- $1,400
Decks & porches (attached)default
$1,100 new × 50% good × 2.64 allocation
- $125,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$119,000 new × 40% good × 2.64 allocation
- $13,000
Building plumbing & fixturesdefault
$12,300 new × 40% good × 2.64 allocation
- $11,800
Building electrical & lightingdefault
$11,200 new × 40% good × 2.64 allocation
- $13,100
HVACdefault
$12,400 new × 40% good × 2.64 allocation
- $5,000
Hardwood & tile floorsdefault
$4,700 new × 40% good × 2.64 allocation
- $2,800
Fireplacelisting
$2,600 new × 40% good × 2.64 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $59,800 | $20,700 | $200 | $80,700 |
| 2 | $0 | $0 | $4,400 | $4,400 |
| 3 | $0 | $0 | $4,400 | $4,400 |
| 4 | $0 | $0 | $4,400 | $4,400 |
| 5 | $0 | $0 | $4,400 | $4,400 |
| 6+ | $0 | $0 | $153,500 | $153,500 |
| Total | $59,800 | $20,700 | $171,200 | $251,700 |
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.