3600 Scenic Dr
Redding, CA 96001
$499,900
4 bd · 2.5 ba · 2,101 sqft · Listed 4d ago
View on Realtor.com →Year built
1965
Sqft
2,101
Lot sqft
12,632
HOA / mo
$0
Furnished
No
List date
2026-09-25T17:17:43.000000Z
Revenue
Annual revenue
$55,643
ADR
$260
Occupancy
59%
Cleaning fees (12 mo)
$7,667
Confidence
Low (32.4), 7 comps
Comp revenue range (p25 / median / p75)
Royal Oaks Cottage w/ direct park access
House · 3 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $36,398ADR $159Occ ≈ 63%4.9★ (179)
Havilah-Midcentury Modern 3/3 home
House · 3 bd · 3 ba · sleeps 7 · 0.5 mi
Revenue $31,363ADR $100Occ ≈ 86%4.5★ (8)
Mid Century Modern Resort Home w/pool
House · 5 bd · 2 ba · sleeps 14 · 0.7 mi
Revenue $3,298ADR $194Occ ≈ 5%4.9★ (82)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
FAMILY FUN GETAWAY !! 🎱🏓RecRoom⚽️🕹 BBQ♨️FirePit House | 4 bd · 3 ba · sleeps 10 | $60,144 | $341 | 48% | 4.8★ (202) | 0.2 mi | AirbnbVrbo |
Royal Oaks Cottage w/ direct park access House | 3 bd · 2 ba · sleeps 7 | $36,398 | $159 | 63% | 4.9★ (179) | 0.2 mi | Airbnb |
Redding Getaway w/ Hot Tub & Outdoor Kitchen! House | 5 bd · 3 ba · sleeps 10 | $111,817 | $812 | 38% | 4.8★ (35) | 0.3 mi | AirbnbVrboBooking |
Westside Charmer Near Trails House | 3 bd · 2 ba · sleeps 6 | $43,636 | $253 | 47% | 4.8★ (28) | 0.4 mi | AirbnbVrbo |
Havilah-Midcentury Modern 3/3 home House | 3 bd · 3 ba · sleeps 7 | $31,363 | $100 | 86% | 4.5★ (8) | 0.5 mi | Airbnb |
Relaxing Pool | Heated Spa | EV charger House | 3 bd · 2 ba · sleeps 6 | $78,802 | $330 | 65% | 5★ (79) | 0.7 mi | AirbnbVrboBooking |
Mid Century Modern Resort Home w/pool House | 5 bd · 2 ba · sleeps 14 | $3,298 | $194 | 5% | 4.9★ (82) | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$55,643
NOI
$27,440
Cash flow /mo
-$407
Cash needed
$167,971
Cash-on-cash
-2.9%
ROE (yr 1)
8.0%
Cap rate
5.5%
DSCR
0.85
Year-1 write-off
$126,297
Year-1 tax shield @ 32%
$40,415
Year-1 return on equity
- Cash flow (annual)-$4,886
- Principal paydown$3,271
- Appreciation at%$14,997
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$11,129
- Platform fees (3% of revenue)$1,669
- Maintenance / capex (5% of revenue)$2,782
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,249
- Insurance (STR-rated)$2,924
Cash needed to close
- Down payment (25%)$124,975
- Closing costs (4.0%)$19,996
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$40,415
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
$382,000
Short-life (5/15-yr)
$102,000 · 27%
Year-1 deduction
$126,000
Year-1 tax shield @ 32%
$40,000
Land 24% (county tax record, assessed value split) · building $280,000 over 39 years · new furniture $23,000
Based on: 2,101 sq ft, built 1965, 4 bd / 2.5 ba, unfurnished, listing features (deck, fireplace, flooring types).
IRS-guide safe-harbor floor: $78,000 in year 1 (14% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,400
Kitchen cabinetsdefault
$10,400 new × 40% good × 2.27 allocation
- $7,700
Kitchen countertopsdefault
$8,500 new × 40% good × 2.27 allocation
- $3,300
Decorative trimdefault
$3,700 new × 40% good × 2.27 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.27 allocation
- $1,400
Shelvingdefault
$1,500 new × 40% good × 2.27 allocation
- $4,800
Window coverings (21)default
$5,300 new × 40% good × 2.27 allocation
- $6,100
Carpet, vinyl & laminate (50% of floors)listing
$6,800 new × 40% good × 2.27 allocation
- $7,300
Kitchen & laundry equipment plumbingdefault
$8,100 new × 40% good × 2.27 allocation
- $4,400
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 40% good × 2.27 allocation
- $7,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.27 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $10,800
Paving: driveway & walks (paved)default
$9,500 new × 50% good × 2.27 allocation
- $10,400
Landscaping (typical)default
$9,100 new × 50% good × 2.27 allocation
- $2,400
Patiosdefault
$2,100 new × 50% good × 2.27 allocation
- $26,800
Decks & porches (attached)listing
$23,600 new × 50% good × 2.27 allocation
- $206,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$227,800 new × 40% good × 2.27 allocation
- $21,400
Building plumbing & fixturesdefault
$23,700 new × 40% good × 2.27 allocation
- $21,700
Building electrical & lightingdefault
$23,900 new × 40% good × 2.27 allocation
- $21,500
HVACdefault
$23,700 new × 40% good × 2.27 allocation
- $6,100
Hardwood & tile floorsdefault
$6,800 new × 40% good × 2.27 allocation
- $2,400
Fireplacelisting
$2,600 new × 40% good × 2.27 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $75,100 | $50,300 | $900 | $126,300 |
| 2 | $0 | $0 | $7,200 | $7,200 |
| 3 | $0 | $0 | $7,200 | $7,200 |
| 4 | $0 | $0 | $7,200 | $7,200 |
| 5 | $0 | $0 | $7,200 | $7,200 |
| 6+ | $0 | $0 | $250,000 | $250,000 |
| Total | $75,100 | $50,300 | $279,600 | $405,000 |
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.