1259/1261 Magnolia Ave
Redding, CA 96001
$485,000
4 bd · 2 ba · 924 sqft · Listed today
View on Realtor.com →Year built
1937
Sqft
924
Lot sqft
9,148
HOA / mo
$0
Furnished
No
List date
2026-10-03T05:29:35.000000Z
Revenue
Annual revenue
$21,873
ADR
$80
Occupancy
75%
Cleaning fees (12 mo)
$2,425
Confidence
Low (10.3), 16 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $22,530
Spanish Revival Bungalow in Downtown Redding
House · 3 bd · 1 ba · sleeps 5 · 436 ft
Revenue $7,092ADR $115Occ ≈ 17%5★ (1)
Light Filled Home with Beautiful Garden
House · 5 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $4,276ADR $143Occ ≈ 8%4.5★ (4)
Downtown Spanish Bungalow
House · 3 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $28,679ADR $129Occ ≈ 61%4.6★ (36)
Charming Vintage Home with Character and a View
House · 4 bd · 2 ba · sleeps 9 · 0.3 mi
Revenue $4,110ADR $155Occ ≈ 7%4.7★ (23)
Long Term sleeps 6 Rose Garden Retreat
House · 3 bd · 1 ba · sleeps 6 · 0.3 mi
Revenue $10,740ADR $71Occ ≈ 41%5★ (1)
Updated-3 bd with garage - 30+ Day Rental
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $16,381ADR $94Occ ≈ 48%5★ (2)
Modern 3BR Extended Stay Retreat – 30+ Day
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $5,302ADR $96Occ ≈ 15%4.8★ (29)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Spanish Revival Bungalow in Downtown Redding House | 3 bd · 1 ba · sleeps 5 | $7,092 | $115 | 17% | 5★ (1) | 436 ft | Vrbo |
Light Filled Home with Beautiful Garden House | 5 bd · 2 ba · sleeps 7 | $4,276 | $143 | 8% | 4.5★ (4) | 0.2 mi | Airbnb |
Downtown Spanish Bungalow House | 3 bd · 1 ba · sleeps 4 | $28,679 | $129 | 61% | 4.6★ (36) | 0.2 mi | Airbnb |
Westside ^Cottage^ House | 3 bd · 2 ba · sleeps 6 | $32,594 | $111 | 80% | 4.9★ (111) | 0.3 mi | AirbnbVrbo |
Charming Vintage Home with Character and a View House | 4 bd · 2 ba · sleeps 9 | $4,110 | $155 | 7% | 4.7★ (23) | 0.3 mi | Airbnb |
Long Term sleeps 6 Rose Garden Retreat House | 3 bd · 1 ba · sleeps 6 | $10,740 | $71 | 41% | 5★ (1) | 0.3 mi | Airbnb |
Charming and Spacious Renovated 1940’s Home House | 4 bd · 2 ba · sleeps 8 | $1,209 | $0 | — | 5★ (41) | 0.3 mi | AirbnbVrbo |
Aloha House House | 3 bd · 2 ba · sleeps 6 | $34,666 | $156 | 61% | 4.8★ (166) | 0.4 mi | Airbnb |
Updated-3 bd with garage - 30+ Day Rental House | 3 bd · 2 ba · sleeps 6 | $16,381 | $94 | 48% | 5★ (2) | 0.4 mi | Airbnb |
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 |
Show 6 more
HerHouse @Diestelhorst |Downtown Redding
Bungalow · 3 bd · 1.5 ba · sleeps 5 · 0.6 mi
Revenue $35,591ADR $162Occ ≈ 60%5★ (95)
Havilah-Midcentury Modern 3/3 home
House · 3 bd · 3 ba · sleeps 7 · 0.7 mi
Revenue $31,363ADR $100Occ ≈ 86%4.5★ (8)
Downtown Getaway - beautiful historic craftsman
House · 3 bd · 2 ba · sleeps 7 · 0.7 mi
Revenue $46,790ADR $172Occ ≈ 75%5★ (145)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Chestnut Hill - a Downtown Charmer House | 3 bd · 1 ba · sleeps 6 | $4,203 | $545 | 2% | 4.8★ (34) | 0.4 mi | AirbnbVrbo |
The Olive Get-Away | Pool💦 Game Room🏓 & BBQ♨️ House | 3 bd · 2 ba · sleeps 8 | $64,835 | $298 | 60% | 4.9★ (175) | 0.6 mi | AirbnbVrbo |
HerHouse @Diestelhorst |Downtown Redding Bungalow | 3 bd · 1.5 ba · sleeps 5 | $35,591 | $162 | 60% | 5★ (95) | 0.6 mi | Airbnb |
Cozy 4bd House with Hot tub and Pool, Quiet Area House | 4 bd · 3 ba · sleeps 9 | $73,706 | $327 | 62% | 4.9★ (102) | 0.7 mi | AirbnbVrbo |
Havilah-Midcentury Modern 3/3 home House | 3 bd · 3 ba · sleeps 7 | $31,363 | $100 | 86% | 4.5★ (8) | 0.7 mi | Airbnb |
Downtown Getaway - beautiful historic craftsman House | 3 bd · 2 ba · sleeps 7 | $46,790 | $172 | 75% | 5★ (145) | 0.7 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
Est. revenue
$21,873
NOI
$3,376
Cash flow /mo
$281
Cash needed
$527,400
Cash-on-cash (all cash)
0.6%
ROE (yr 1)
3.4%
Cap rate
0.7%
DSCR
—
Year-1 write-off
$144,099
Year-1 tax shield @ 32%
$46,112
Year-1 return on equity
- Cash flow (annual)$3,376
- Principal paydown (n/a, cash)$0
- Appreciation at%$14,550
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)$4,375
- Platform fees (3% of revenue)$656
- Maintenance / capex (5% of revenue)$1,094
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,063
- Insurance (STR-rated)$2,837
Cash needed to close
- Purchase price (all cash)$485,000
- Closing costs (4.0%)$19,400
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,112
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
$340,000
Short-life (5/15-yr)
$121,000 · 36%
Year-1 deduction
$144,000
Year-1 tax shield @ 32%
$46,000
Land 30% (county tax record, assessed value split) · building $219,000 over 39 years · new furniture $23,000
Based on: 924 sq ft, built 1937, 4 bd / 2 ba, unfurnished, listing features (covered patio, fence, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $113,000 in year 1 (26% short-life, $36,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,900
Kitchen cabinetsdefault
$7,800 new × 40% good × 4.12 allocation
- $10,500
Kitchen countertopsdefault
$6,400 new × 40% good × 4.12 allocation
- $2,700
Decorative trimdefault
$1,600 new × 40% good × 4.12 allocation
- $500
Mirrorsdefault
$300 new × 40% good × 4.12 allocation
- $2,500
Shelvingdefault
$1,500 new × 40% good × 4.12 allocation
- $3,700
Window coverings (9)default
$2,300 new × 40% good × 4.12 allocation
- $3,300
Carpet, vinyl & laminate (33% of floors)listing
$2,000 new × 40% good × 4.12 allocation
- $10,000
Kitchen & laundry equipment plumbingdefault
$6,100 new × 40% good × 4.12 allocation
- $6,100
Kitchen, laundry & data equipment electricaldefault
$3,700 new × 40% good × 4.12 allocation
- $13,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 4.12 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $13,000
Paving: driveway & walks (paved)default
$6,300 new × 50% good × 4.12 allocation
- $12,500
Landscaping (typical)default
$6,100 new × 50% good × 4.12 allocation
- $15,700
Covered patiolisting
$7,600 new × 50% good × 4.12 allocation
- $1,900
Decks & porches (attached)default
$900 new × 50% good × 4.12 allocation
- $12,400
Fencinglisting
$6,000 new × 50% good × 4.12 allocation
- $163,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$99,200 new × 40% good × 4.12 allocation
- $17,000
Building plumbing & fixturesdefault
$10,300 new × 40% good × 4.12 allocation
- $14,800
Building electrical & lightingdefault
$9,000 new × 40% good × 4.12 allocation
- $17,100
HVACdefault
$10,400 new × 40% good × 4.12 allocation
- $6,500
Hardwood & tile floorsdefault
$4,000 new × 40% good × 4.12 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $88,500 | $55,400 | $200 | $144,100 |
| 2 | $0 | $0 | $5,600 | $5,600 |
| 3 | $0 | $0 | $5,600 | $5,600 |
| 4 | $0 | $0 | $5,600 | $5,600 |
| 5 | $0 | $0 | $5,600 | $5,600 |
| 6+ | $0 | $0 | $196,200 | $196,200 |
| Total | $88,500 | $55,400 | $218,800 | $362,700 |
The building's share of the price ($340,000) is 4.1x our depreciated replacement cost of the home ($82,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.