2056 Solar Way
Redding, CA 96002
$312,500
3 bd · 1 ba · 980 sqft · Listed 19d ago
View on Realtor.com →Year built
1965
Sqft
980
Lot sqft
6,534
HOA / mo
$0
Furnished
No
List date
2026-09-10T20:14:24.000000Z
Revenue
Annual revenue
$43,124
ADR
$208
Occupancy
57%
Cleaning fees (12 mo)
$7,570
Confidence
Low (—), 4 comps
Comp revenue range (p25 / median / p75)
Calm, Cozy & Clean (5 beds + pooltable & foosball)
House · 3 bd · 1.5 ba · sleeps 7 · 453 ft
Revenue $36,486ADR $198Occ ≈ 50%5★ (199)
Sweet Escape. Cozy, central, fireplace & Netflix.
House · 3 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $46,864ADR $162Occ ≈ 79%4.8★ (394)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Calm, Cozy & Clean (5 beds + pooltable & foosball) House | 3 bd · 1.5 ba · sleeps 7 | $36,486 | $198 | 50% | 5★ (199) | 453 ft | Airbnb |
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 |
Sweet Escape. Cozy, central, fireplace & Netflix. House | 3 bd · 2 ba · sleeps 8 | $46,864 | $162 | 79% | 4.8★ (394) | 0.3 mi | Airbnb |
Forest Homes Retreat House | 3 bd · 2 ba · sleeps 6 | $37,882 | $292 | 36% | 5★ (46) | 0.7 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$43,124
NOI
$21,584
Cash flow /mo
$115
Cash needed
$110,125
Cash-on-cash
1.2%
ROE (yr 1)
11.6%
Cap rate
6.9%
DSCR
1.07
Year-1 write-off
$103,318
Year-1 tax shield @ 32%
$33,062
Year-1 return on equity
- Cash flow (annual)$1,376
- Principal paydown$2,045
- Appreciation at%$9,375
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,625
- Platform fees (3% of revenue)$1,294
- Maintenance / capex (5% of revenue)$2,156
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,906
- Insurance (STR-rated)$1,828
Cash needed to close
- Down payment (25%)$78,125
- Closing costs (4.0%)$12,500
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,062
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
$262,000
Short-life (5/15-yr)
$83,000 · 32%
Year-1 deduction
$103,000
Year-1 tax shield @ 32%
$33,000
Land 16% (county tax record, assessed value split) · building $179,000 over 39 years · new furniture $20,000
Based on: 980 sq ft, built 1965, 3 bd / 1 ba, unfurnished, listing features (covered patio, stone counters, flooring types).
IRS-guide safe-harbor floor: $78,000 in year 1 (22% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,900
Kitchen cabinetsdefault
$7,900 new × 40% good × 3.11 allocation
- $10,100
Kitchen countertops (stone)listing
$8,100 new × 40% good × 3.11 allocation
- $2,100
Decorative trimdefault
$1,700 new × 40% good × 3.11 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 3.11 allocation
- $1,500
Shelvingdefault
$1,200 new × 40% good × 3.11 allocation
- $3,100
Window coverings (10)default
$2,500 new × 40% good × 3.11 allocation
- $7,700
Kitchen & laundry equipment plumbingdefault
$6,200 new × 40% good × 3.11 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$3,700 new × 40% good × 3.11 allocation
- $10,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 3.11 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,100
Paving: driveway & walks (paved)default
$6,500 new × 50% good × 3.11 allocation
- $9,700
Landscaping (typical)default
$6,200 new × 50% good × 3.11 allocation
- $12,600
Covered patiolisting
$8,100 new × 50% good × 3.11 allocation
- $1,500
Decks & porches (attached)default
$1,000 new × 50% good × 3.11 allocation
- $131,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$105,700 new × 40% good × 3.11 allocation
- $13,600
Building plumbing & fixturesdefault
$11,000 new × 40% good × 3.11 allocation
- $12,100
Building electrical & lightingdefault
$9,700 new × 40% good × 3.11 allocation
- $13,700
HVACdefault
$11,000 new × 40% good × 3.11 allocation
- $7,800
Hardwood & tile floorsdefault
$6,300 new × 40% good × 3.11 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $68,900 | $33,900 | $600 | $103,300 |
| 2 | $0 | $0 | $4,600 | $4,600 |
| 3 | $0 | $0 | $4,600 | $4,600 |
| 4 | $0 | $0 | $4,600 | $4,600 |
| 5 | $0 | $0 | $4,600 | $4,600 |
| 6+ | $0 | $0 | $159,900 | $159,900 |
| Total | $68,900 | $33,900 | $178,900 | $281,600 |
The building's share of the price ($262,000) is 3.1x our depreciated replacement cost of the home ($84,000). 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 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.