3296 Flintwood Way
Redding, CA 96002
$369,000
3 bd · 2 ba · 1,400 sqft · Listed 12d ago
View on Realtor.com →Year built
1985
Sqft
1,400
Lot sqft
9,148
HOA / mo
$0
Furnished
No
List date
2026-09-17T17:53:59.000000Z
Revenue
Annual revenue
$36,355
ADR
$155
Occupancy
64%
Cleaning fees (12 mo)
$6,703
Confidence
Low (29.9), 6 comps
Comp revenue range (p25 / median / p75)
Calm, Cozy & Clean (5 beds + pooltable & foosball)
House · 3 bd · 1.5 ba · sleeps 7 · 0.4 mi
Revenue $36,486ADR $198Occ ≈ 50%5★ (199)
Cozy 3/2 Mid-Century Modern Home With Backyard
House · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $10,721ADR $101Occ ≈ 29%4.8★ (8)
Sweet Escape. Cozy, central, fireplace & Netflix.
House · 3 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $46,864ADR $162Occ ≈ 79%4.8★ (394)
The Reservoir Home 3BR near Pickleball
House · 3 bd · 2 ba · sleeps 7 · 0.7 mi
Revenue $867ADR $123Occ ≈ 2%—
Cozy Blue Cottage
House · 3 bd · 1 ba · sleeps 6 · 0.7 mi
Revenue $25,143ADR $101Occ ≈ 68%4.9★ (16)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Timber Haven- Cozy Nest w/Hot Tub & EV Charger House | 3 bd · 2 ba · sleeps 6 | $50,959 | $221 | 63% | 5★ (205) | 0.2 mi | AirbnbVrbo |
Calm, Cozy & Clean (5 beds + pooltable & foosball) House | 3 bd · 1.5 ba · sleeps 7 | $36,486 | $198 | 50% | 5★ (199) | 0.4 mi | Airbnb |
Cozy 3/2 Mid-Century Modern Home With Backyard House | 3 bd · 2 ba · sleeps 6 | $10,721 | $101 | 29% | 4.8★ (8) | 0.5 mi | Airbnb |
Sweet Escape. Cozy, central, fireplace & Netflix. House | 3 bd · 2 ba · sleeps 8 | $46,864 | $162 | 79% | 4.8★ (394) | 0.6 mi | Airbnb |
The Reservoir Home 3BR near Pickleball House | 3 bd · 2 ba · sleeps 7 | $867 | $123 | 2% | — | 0.7 mi | Airbnb |
Cozy Blue Cottage House | 3 bd · 1 ba · sleeps 6 | $25,143 | $101 | 68% | 4.9★ (16) | 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
$36,355
NOI
$15,758
Cash flow /mo
-$675
Cash needed
$126,510
Cash-on-cash
-6.4%
ROE (yr 1)
4.3%
Cap rate
4.3%
DSCR
0.66
Year-1 write-off
$105,550
Year-1 tax shield @ 32%
$33,776
Year-1 return on equity
- Cash flow (annual)-$8,103
- Principal paydown$2,415
- Appreciation at%$11,070
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,271
- Platform fees (3% of revenue)$1,091
- Maintenance / capex (5% of revenue)$1,818
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,613
- Insurance (STR-rated)$2,159
Cash needed to close
- Down payment (25%)$92,250
- Closing costs (4.0%)$14,760
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,776
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
$298,000
Short-life (5/15-yr)
$85,000 · 29%
Year-1 deduction
$106,000
Year-1 tax shield @ 32%
$34,000
Land 19% (county tax record, assessed value split) · building $213,000 over 39 years · new furniture $20,000
Based on: 1,400 sq ft, built 1985, 3 bd / 2 ba, unfurnished, listing features (patio, fireplace, flooring types).
IRS-guide safe-harbor floor: $82,000 in year 1 (21% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,400
Kitchen cabinetsdefault
$8,900 new × 40% good × 2.65 allocation
- $7,700
Kitchen countertopsdefault
$7,300 new × 40% good × 2.65 allocation
- $2,600
Decorative trimdefault
$2,500 new × 40% good × 2.65 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.65 allocation
- $1,300
Shelvingdefault
$1,200 new × 40% good × 2.65 allocation
- $3,700
Window coverings (14)default
$3,500 new × 40% good × 2.65 allocation
- $9,600
Carpet, vinyl & laminate (100% of floors)listing
$9,000 new × 40% good × 2.65 allocation
- $7,300
Kitchen & laundry equipment plumbingdefault
$6,900 new × 40% good × 2.65 allocation
- $4,400
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 2.65 allocation
- $8,600
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.65 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,300
Paving: driveway & walks (paved)default
$7,800 new × 50% good × 2.65 allocation
- $9,900
Landscaping (typical)default
$7,500 new × 50% good × 2.65 allocation
- $8,400
Patioslisting
$6,300 new × 50% good × 2.65 allocation
- $1,800
Decks & porches (attached)default
$1,400 new × 50% good × 2.65 allocation
- $160,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$151,500 new × 40% good × 2.65 allocation
- $16,700
Building plumbing & fixturesdefault
$15,700 new × 40% good × 2.65 allocation
- $15,900
Building electrical & lightingdefault
$15,000 new × 40% good × 2.65 allocation
- $16,700
HVACdefault
$15,800 new × 40% good × 2.65 allocation
- $2,800
Fireplacelisting
$2,600 new × 40% good × 2.65 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $74,500 | $30,400 | $700 | $105,500 |
| 2 | $0 | $0 | $5,500 | $5,500 |
| 3 | $0 | $0 | $5,500 | $5,500 |
| 4 | $0 | $0 | $5,500 | $5,500 |
| 5 | $0 | $0 | $5,500 | $5,500 |
| 6+ | $0 | $0 | $190,500 | $190,500 |
| Total | $74,500 | $30,400 | $213,000 | $317,900 |
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.