2396 Wilsey Dr
Redding, CA 96001
$319,000
3 bd · 2 ba · 1,328 sqft · Listed 11d ago
View on Realtor.com →Year built
1953
Sqft
1,328
Lot sqft
10,019
HOA / mo
$0
Furnished
No
List date
2026-09-18T15:04:53.000000Z
Revenue
Annual revenue
$34,438
ADR
$160
Occupancy
59%
Cleaning fees (12 mo)
$4,103
Confidence
Low (37.5), 19 comps
Comp revenue range (p25 / median / p75)
The Wilshire House-Redding, Ca
House · 3 bd · 2 ba · sleeps 6 · 1.1 mi
Revenue $7,131ADR $335Occ ≈ 6%5★ (3)
At Home in the Forest- Huge Deck-Sleeps 8
House · 3 bd · 2 ba · sleeps 8 · 1.3 mi
Revenue $12,013ADR $175Occ ≈ 19%4.8★ (11)
Peaceful 3BR Near Hospitals, Trails, and Downtown
House · 3 bd · 2 ba · sleeps 4 · 1.4 mi
Revenue $8,234ADR $85Occ ≈ 27%—
"Newly renovated Westside bungalow"
Bungalow · 3 bd · 1 ba · sleeps 4 · 1.5 mi
Revenue $39,072ADR $126Occ ≈ 85%5★ (167)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Comfortable home near river access trail House | 3 bd · 1 ba · sleeps 6 | $58,315 | $304 | 53% | 4.8★ (48) | 1.0 mi | AirbnbVrboBooking |
The Pineapple House *Best Reviews* Private Pool! House | 3 bd · 2 ba · sleeps 6 | $48,664 | $328 | 41% | 5★ (306) | 1.0 mi | AirbnbVrbo |
The Wilshire House-Redding, Ca House | 3 bd · 2 ba · sleeps 6 | $7,131 | $335 | 6% | 5★ (3) | 1.1 mi | Airbnb |
~Rest, Recreate and Refresh~ House | 3 bd · 1 ba · sleeps 6 | $38,612 | $164 | 65% | 4.8★ (399) | 1.2 mi | AirbnbVrbo |
Harmony Haven House | 3 bd · 2 ba · sleeps 6 | $31,144 | $172 | 50% | 4.7★ (141) | 1.3 mi | AirbnbBooking |
At Home in the Forest- Huge Deck-Sleeps 8 House | 3 bd · 2 ba · sleeps 8 | $12,013 | $175 | 19% | 4.8★ (11) | 1.3 mi | Airbnb |
Modern Home | Bright Spacious Full Kitchen Garage House | 3 bd · 2 ba · sleeps 6 | $53,849 | $181 | 82% | 4.8★ (130) | 1.3 mi | AirbnbVrboBooking |
Peaceful 3BR Near Hospitals, Trails, and Downtown House | 3 bd · 2 ba · sleeps 4 | $8,234 | $85 | 27% | — | 1.4 mi | Airbnb |
* WOW* A Slice of Heaven GetAway 4 beds House | 3 bd · 2 ba · sleeps 6 | $20,884 | $131 | 44% | 5★ (8) | 1.5 mi | AirbnbVrbo |
"Newly renovated Westside bungalow" Bungalow | 3 bd · 1 ba · sleeps 4 | $39,072 | $126 | 85% | 5★ (167) | 1.5 mi | Airbnb |
Show all 19 comps
Hillside home with large deck in a woodsy area. Sleeps 8
House · 3 bd · 2 ba · sleeps 8 · 1.6 mi
Revenue $14,234ADR $229Occ ≈ 17%—
*Wow A Slice of Heaven Get Away
House · 3 bd · 2 ba · sleeps 6 · 1.6 mi
Revenue $604ADR $151Occ ≈ 1%—
Newly Renovated Modern Home
House · 3 bd · 1 ba · sleeps 6 · 1.6 mi
Revenue $19,097ADR $83Occ ≈ 63%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hillside home with large deck in a woodsy area. Sleeps 8 House | 3 bd · 2 ba · sleeps 8 | $14,234 | $229 | 17% | — | 1.6 mi | Vrbo |
*Wow A Slice of Heaven Get Away House | 3 bd · 2 ba · sleeps 6 | $604 | $151 | 1% | — | 1.6 mi | Airbnb |
Riverfront Redding Retreat | Fireplace, AC, WiFi House | 3 bd · 2 ba · sleeps 6 | $27,207 | $170 | 44% | 5★ (5) | 1.6 mi | AirbnbVrboBooking |
Newly Renovated Modern Home House | 3 bd · 1 ba · sleeps 6 | $19,097 | $83 | 63% | — | 1.6 mi | Airbnb |
Newly Remodeled Charming home! House | 3 bd · 1 ba · sleeps 5 | $33,104 | $186 | 49% | 4.8★ (30) | 1.8 mi | AirbnbVrbo |
Secure Garage • Central AC • W/D • No Animals House | 3 bd · 2 ba · sleeps 6 | $17,515 | $303 | 16% | 4.8★ (45) | 1.8 mi | AirbnbVrboBooking |
Hidden Charm- A cozy home with Pool & Game room House | 3 bd · 2 ba · sleeps 6 | $37,014 | $180 | 56% | 4.8★ (132) | 1.9 mi | AirbnbVrbo |
Modern Comforts at Olney Creek Outpost House | 3 bd · 2 ba · sleeps 8 | $18,100 | $324 | 15% | 4.9★ (10) | 2.0 mi | AirbnbVrbo |
Vintage style house with amazing views of Lassen! House | 3 bd · 1.5 ba · sleeps 6 | $14,452 | $162 | 24% | 5★ (94) | 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$34,438
NOI
$15,220
Cash flow /mo
-$451
Cash needed
$112,010
Cash-on-cash
-4.8%
ROE (yr 1)
5.6%
Cap rate
4.8%
DSCR
0.74
Year-1 write-off
$87,122
Year-1 tax shield @ 32%
$27,879
Year-1 return on equity
- Cash flow (annual)-$5,408
- Principal paydown$2,087
- Appreciation at%$9,570
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,888
- Platform fees (3% of revenue)$1,033
- Maintenance / capex (5% of revenue)$1,722
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,988
- Insurance (STR-rated)$1,866
Cash needed to close
- Down payment (25%)$79,750
- Closing costs (4.0%)$12,760
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$27,879
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
$241,000
Short-life (5/15-yr)
$67,000 · 28%
Year-1 deduction
$87,000
Year-1 tax shield @ 32%
$28,000
Land 24% (county tax record, assessed value split) · building $174,000 over 39 years · new furniture $20,000
Based on: 1,328 sq ft, built 1953, 3 bd / 2 ba, unfurnished, listing features (flooring types).
IRS-guide safe-harbor floor: $67,000 in year 1 (20% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,100
Kitchen cabinetsdefault
$8,700 new × 40% good × 2.32 allocation
- $6,600
Kitchen countertopsdefault
$7,100 new × 40% good × 2.32 allocation
- $2,200
Decorative trimdefault
$2,300 new × 40% good × 2.32 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.32 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.32 allocation
- $3,000
Window coverings (13)default
$3,300 new × 40% good × 2.32 allocation
- $7,900
Carpet, vinyl & laminate (100% of floors)listing
$8,500 new × 40% good × 2.32 allocation
- $6,300
Kitchen & laundry equipment plumbingdefault
$6,800 new × 40% good × 2.32 allocation
- $3,800
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 2.32 allocation
- $7,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.32 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,800
Paving: driveway & walks (paved)default
$7,600 new × 50% good × 2.32 allocation
- $8,400
Landscaping (typical)default
$7,300 new × 50% good × 2.32 allocation
- $1,500
Patiosdefault
$1,300 new × 50% good × 2.32 allocation
- $1,500
Decks & porches (attached)default
$1,300 new × 50% good × 2.32 allocation
- $133,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$143,600 new × 40% good × 2.32 allocation
- $13,800
Building plumbing & fixturesdefault
$14,900 new × 40% good × 2.32 allocation
- $13,100
Building electrical & lightingdefault
$14,100 new × 40% good × 2.32 allocation
- $13,900
HVACdefault
$15,000 new × 40% good × 2.32 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $66,300 | $20,200 | $600 | $87,100 |
| 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 | $155,700 | $155,700 |
| Total | $66,300 | $20,200 | $174,100 | $260,700 |
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.