4003 Saint Nicholas Ave
Redding, CA 96003
$325,000
3 bd · 2 ba · 1,264 sqft · Listed 8d ago
View on Realtor.com →Year built
1990
Sqft
1,264
Lot sqft
24,394
HOA / mo
$0
Furnished
No
List date
2026-11-04T02:35:52.000000Z
Revenue
Annual revenue
$49,924
ADR
$189
Occupancy
72%
Cleaning fees (12 mo)
$7,361
Confidence
Low (30.61), 24 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $46,779
The Cottage w/ a garden view
House · 3 bd · 2 ba · sleeps 6 · 1.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $57,433ADR $190Occ ≈ 83%5★ (1071)
Woodhill Estate*Walk by the River, Big yard!
House · 3 bd · 2 ba · sleeps 6 · 1.6 mi
Revenue $46,159ADR $154Occ ≈ 82%4.8★ (195)
Delisted
Modern Woods Retreat
House · 3 bd · 2 ba · sleeps 6 · 1.6 mi
Revenue $48,755ADR $249Occ ≈ 54%5★ (18)
Delisted
The Watercress*walk by the river play in the park!
House · 3 bd · 2 ba · sleeps 6 · 1.6 mi
Revenue $45,911ADR $162Occ ≈ 78%4.8★ (217)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Lakes and Bethel close by 30 days Apartment
| 3 bd · 2 ba · sleeps 6 | $22,304 | $151 | 40% | 4.9★ (33) | 0.5 mi | AirbnbVrbo |
Panorama green belt view with hot tub & fireplace House
| 3 bd · 2 ba · sleeps 6 | $52,531 | $225 | 64% | 5★ (50) | 0.8 mi | AirbnbVrbo |
Kingsview Luxury above the city 1 King 2 Queens House
| 3 bd · 2 ba · sleeps 6 | $112,199 | $419 | 73% | 5★ (85) | 1.4 mi | AirbnbVrbo |
The Cottage w/ a garden view House
| 3 bd · 2 ba · sleeps 6 | $57,433 | $190 | 83% | 5★ (1071) | 1.5 mi | Airbnb |
House of Favor, King Bed + 4Twins,Close to Bethel House | 3 bd · 2 ba · sleeps 6 | $8,978 | $180 | 14% | 4.7★ (376) | 1.6 mi | AirbnbBooking |
Woodhill Estate*Walk by the River, Big yard! House | 3 bd · 2 ba · sleeps 6 | $46,159 | $154 | 82% | 4.8★ (195) | 1.6 mi | Delisted |
Modern Woods Retreat House | 3 bd · 2 ba · sleeps 6 | $48,755 | $249 | 54% | 5★ (18) | 1.6 mi | Delisted |
Mac's Place | A Modern Woods Retreat w/Treehouse House
| 3 bd · 2 ba · sleeps 6 | $21,605 | $250 | 24% | 5★ (11) | 1.6 mi | AirbnbVrboBooking |
The Watercress*walk by the river play in the park! House | 3 bd · 2 ba · sleeps 6 | $45,911 | $162 | 78% | 4.8★ (217) | 1.6 mi | Delisted |
Beautiful Home w/ Hot Tub & Pool House
| 3 bd · 3 ba · sleeps 8 | $84,452 | $395 | 59% | 4.7★ (139) | 1.8 mi | AirbnbVrbo |
Show 12 more
Shasta Lake Sanctuary!
House · 3 bd · 2 ba · sleeps 8 · 1.8 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +4
Revenue $82,358ADR $492Occ ≈ 46%4.8★ (15)
Cozy 3BR/2BA | Quiet & Safe | Near Bethel & Shops
House · 3 bd · 2 ba · sleeps 9 · 1.8 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $2,246ADR $187Occ ≈ 3%5★ (1)
{Casi⚜️Cielo} Tranquil getaway near Bethel & Shasta
House · 3 bd · 2 ba · sleeps 7 · 1.9 mi
Revenue $7,082ADR $106Occ ≈ 18%4.7★ (55)
Lake Redding Home Mins From Sacramento River trail
House · 3 bd · 2 ba · sleeps 6 · 1.9 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $2,520ADR $193Occ ≈ 4%—
Country Oak OASIS With Pool
House · 3 bd · 2 ba · sleeps 6 · 2.0 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $24,235ADR $136Occ ≈ 49%—
Charming Escape at Park Place - Cozy & Central
House · 3 bd · 2 ba · sleeps 8 · 2.1 mi
Revenue $50,238ADR $219Occ ≈ 63%4.8★ (38)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Shasta Lake Sanctuary! House
| 3 bd · 2 ba · sleeps 8 | $82,358 | $492 | 46% | 4.8★ (15) | 1.8 mi | Airbnb |
Cozy 3BR/2BA | Quiet & Safe | Near Bethel & Shops House
| 3 bd · 2 ba · sleeps 9 | $2,246 | $187 | 3% | 5★ (1) | 1.8 mi | Airbnb |
{Casi⚜️Cielo} Tranquil getaway near Bethel & Shasta House | 3 bd · 2 ba · sleeps 7 | $7,082 | $106 | 18% | 4.7★ (55) | 1.9 mi | Airbnb |
Modern - Meets Magnolia Farmhouse | Walk to Bethel House
| 3 bd · 2 ba · sleeps 6 | $37,941 | $200 | 52% | 4.8★ (230) | 1.9 mi | AirbnbVrbo |
Lake Redding Home Mins From Sacramento River trail House
| 3 bd · 2 ba · sleeps 6 | $2,520 | $193 | 4% | — | 1.9 mi | Airbnb |
| Mountain Trio | !VIEWS! Heated Pool & Spacious! House
| 3 bd · 2.5 ba · sleeps 8 | $82,543 | $381 | 59% | 5★ (195) | 1.9 mi | AirbnbVrbo |
Chic Modern GEM - Spacious & Bright, Walk 2 Bethel House
| 3 bd · 2 ba · sleeps 7 | $40,118 | $201 | 55% | 4.9★ (296) | 2.0 mi | AirbnbVrbo |
Peaceful Family Hideaway, Private Fenced Yard House
| 3 bd · 2.5 ba · sleeps 6 | $81,490 | $259 | 86% | 5★ (132) | 2.0 mi | AirbnbVrbo |
Country Oak OASIS With Pool House
| 3 bd · 2 ba · sleeps 6 | $24,235 | $136 | 49% | — | 2.0 mi | Airbnb |
Emerald House. Designer remodel. King bed. Central House
| 3 bd · 2 ba · sleeps 6 | $47,398 | $225 | 58% | 4.8★ (399) | 2.0 mi | AirbnbVrbo |
Charming Escape at Park Place - Cozy & Central House | 3 bd · 2 ba · sleeps 8 | $50,238 | $219 | 63% | 4.8★ (38) | 2.1 mi | Delisted |
|Riverside Retreat| Pool - Spa - River Trail House
| 3 bd · 2 ba · sleeps 8 | $79,217 | $332 | 65% | 4.9★ (192) | 2.1 mi | AirbnbVrbo |
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
$49,924
NOI
$26,269
Cash flow /mo
$412
Cash needed
$113,750
Cash-on-cash
4.4%
ROE (yr 1)
14.7%
Cap rate
8.1%
DSCR
1.23
Year-1 write-off
$95,386
Year-1 tax shield @ 32%
$30,523
Year-1 return on equity
- Cash flow (annual)$4,949
- Principal paydown$2,065
- Appreciation at%$9,750
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)$9,985
- Platform fees (3% of revenue)$1,498
- Maintenance / capex (5% of revenue)$2,496
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,063
- Insurance (STR-rated)$1,901
Cash needed to close
- Down payment (25%)$81,250
- Closing costs (4.0%)$13,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$30,523
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
$253,000
Short-life (5/15-yr)
$76,000 · 30%
Year-1 deduction
$95,000
Year-1 tax shield @ 32%
$31,000
Land 22% (county tax record, assessed value split) · building $177,000 over 39 years · new furniture $20,000
Based on: 1,264 sq ft, built 1990, 3 bd / 2 ba, unfurnished, listing features (patio, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $75,000 in year 1 (22% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,500
Kitchen cabinetsdefault
$8,600 new × 40% good × 2.48 allocation
- $7,000
Kitchen countertopsdefault
$7,000 new × 40% good × 2.48 allocation
- $2,200
Decorative trimdefault
$2,200 new × 40% good × 2.48 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.48 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.48 allocation
- $3,200
Window coverings (13)default
$3,300 new × 40% good × 2.48 allocation
- $8,100
Carpet, vinyl & laminate (100% of floors)listing
$8,100 new × 40% good × 2.48 allocation
- $6,600
Kitchen & laundry equipment plumbingdefault
$6,700 new × 40% good × 2.48 allocation
- $4,000
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 40% good × 2.48 allocation
- $8,000
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.48 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,100
Paving: driveway & walks (paved)default
$7,400 new × 50% good × 2.48 allocation
- $8,800
Landscaping (typical)default
$7,100 new × 50% good × 2.48 allocation
- $7,100
Patioslisting
$5,700 new × 50% good × 2.48 allocation
- $1,500
Decks & porches (attached)default
$1,200 new × 50% good × 2.48 allocation
- $135,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$136,600 new × 40% good × 2.48 allocation
- $14,100
Building plumbing & fixturesdefault
$14,200 new × 40% good × 2.48 allocation
- $13,200
Building electrical & lightingdefault
$13,300 new × 40% good × 2.48 allocation
- $14,100
HVACdefault
$14,200 new × 40% good × 2.48 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $68,600 | $26,600 | $200 | $95,400 |
| 2 | $0 | $0 | $4,500 | $4,500 |
| 3 | $0 | $0 | $4,500 | $4,500 |
| 4 | $0 | $0 | $4,500 | $4,500 |
| 5 | $0 | $0 | $4,500 | $4,500 |
| 6+ | $0 | $0 | $158,700 | $158,700 |
| Total | $68,600 | $26,600 | $177,100 | $272,300 |
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.