2596 Uphill Ave
Redding, CA 96002
$688,800
4 bd · 2.5 ba · 2,280 sqft · Listed 1d ago
View on Realtor.com →Year built
2026
Sqft
2,280
Lot sqft
13,504
HOA / mo
$0
Furnished
No
List date
2026-10-15T22:33:35.000000Z
Revenue
Annual revenue
$55,599
ADR
$248
Occupancy
61%
Cleaning fees (12 mo)
$10,090
Confidence
Low (32.15), 7 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $46,477
GHouse@ Lilac | Redding (Airport) Her.Hauspitality
House · 3 bd · 2 ba · sleeps 6 · 0.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $21,909ADR $142Occ ≈ 42%5★ (2)
Redding retreat for Large Family / Entire house
House · 4 bd · 2 ba · sleeps 8 · 0.8 mi
- A/C
- Wifi
- Kitchen
- Washer
- +1
Revenue $37,145ADR $227Occ ≈ 45%5★ (123)
Renovated Home - 3Bd/2Ba, Washer & Dryer
House · 3 bd · 2 ba · sleeps 6 · 1.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $52,578ADR $197Occ ≈ 73%5★ (183)
LUXE Modern getaway retreat
House · 3 bd · 1.5 ba · sleeps 6 · 1.9 mi
Revenue $10,293ADR $155Occ ≈ 18%4.8★ (7)
Delisted
Sweet Escape. Cozy, central, fireplace & Netflix.
House · 3 bd · 2 ba · sleeps 8 · 2.0 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $46,477ADR $162Occ ≈ 79%4.8★ (399)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
GHouse@ Lilac | Redding (Airport) Her.Hauspitality House
| 3 bd · 2 ba · sleeps 6 | $21,909 | $142 | 42% | 5★ (2) | 0.6 mi | Airbnb |
Redding retreat for Large Family / Entire house House
| 4 bd · 2 ba · sleeps 8 | $37,145 | $227 | 45% | 5★ (123) | 0.8 mi | Airbnb |
Pool | HT | Sauna | Gym | Central | Luxe Linens House
| 4 bd · 3.5 ba · sleeps 8 | $108,941 | $491 | 61% | 5★ (52) | 1.1 mi | AirbnbVrbo |
Renovated Home - 3Bd/2Ba, Washer & Dryer House
| 3 bd · 2 ba · sleeps 6 | $52,578 | $197 | 73% | 5★ (183) | 1.1 mi | Airbnb |
Evergreen Retreat | Spacious + family friendly House
| 5 bd · 2.5 ba · sleeps 12 | $90,751 | $552 | 45% | 4.8★ (34) | 1.3 mi | AirbnbVrbo |
LUXE Modern getaway retreat House | 3 bd · 1.5 ba · sleeps 6 | $10,293 | $155 | 18% | 4.8★ (7) | 1.9 mi | Delisted |
Sweet Escape. Cozy, central, fireplace & Netflix. House
| 3 bd · 2 ba · sleeps 8 | $46,477 | $162 | 79% | 4.8★ (399) | 2.0 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$55,599
NOI
$24,225
Cash flow /mo
-$1,826
Cash needed
$222,752
Cash-on-cash
-9.8%
ROE (yr 1)
1.3%
Cap rate
3.5%
DSCR
0.53
Year-1 write-off
$146,941
Year-1 tax shield @ 32%
$47,021
Year-1 return on equity
- Cash flow (annual)-$21,912
- Principal paydown$4,189
- Appreciation at%$20,664
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)$11,120
- Platform fees (3% of revenue)$1,668
- Maintenance / capex (5% of revenue)$2,780
- Utilities & supplies$4,200
- HOA$0
- Property tax$8,610
- Insurance (STR-rated)$4,029
Cash needed to close
- Down payment (25%)$172,200
- Closing costs (4.0%)$27,552
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$47,021
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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
$551,000
Short-life (5/15-yr)
$123,000 · 22%
Year-1 deduction
$147,000
Year-1 tax shield @ 32%
$47,000
Land 20% (market default, no usable tax-record split) · building $428,000 over 39 years · new furniture $23,000
Based on: 2,280 sq ft, built 2026, 4 bd / 2.5 ba, unfurnished, listing features (flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $111,000 in year 1 (16% short-life, $35,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,200
Kitchen cabinetsdefault
$10,800 new × 100% good × 1.32 allocation
- $11,600
Kitchen countertopsdefault
$8,800 new × 100% good × 1.32 allocation
- $5,300
Decorative trimdefault
$4,000 new × 100% good × 1.32 allocation
- $400
Mirrorsdefault
$300 new × 100% good × 1.32 allocation
- $2,000
Shelvingdefault
$1,500 new × 100% good × 1.32 allocation
- $7,600
Window coverings (23)default
$5,800 new × 100% good × 1.32 allocation
- $19,300
Carpet, vinyl & laminate (100% of floors)listing
$14,700 new × 100% good × 1.32 allocation
- $11,100
Kitchen & laundry equipment plumbingdefault
$8,400 new × 100% good × 1.32 allocation
- $6,700
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 100% good × 1.32 allocation
- $10,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 100% good × 1.32 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $16,300
Paving: driveway & walks (paved)default
$12,400 new × 100% good × 1.32 allocation
- $12,500
Landscaping (typical)default
$9,500 new × 100% good × 1.32 allocation
- $3,000
Patiosdefault
$2,300 new × 100% good × 1.32 allocation
- $3,000
Decks & porches (attached)default
$2,300 new × 100% good × 1.32 allocation
- $325,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$247,300 new × 100% good × 1.32 allocation
- $33,800
Building plumbing & fixturesdefault
$25,700 new × 100% good × 1.32 allocation
- $34,400
Building electrical & lightingdefault
$26,200 new × 100% good × 1.32 allocation
- $33,800
HVACdefault
$25,700 new × 100% good × 1.32 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $111,700 | $34,700 | $500 | $146,900 |
| 2 | $0 | $0 | $11,000 | $11,000 |
| 3 | $0 | $0 | $11,000 | $11,000 |
| 4 | $0 | $0 | $11,000 | $11,000 |
| 5 | $0 | $0 | $11,000 | $11,000 |
| 6+ | $0 | $0 | $383,200 | $383,200 |
| Total | $111,700 | $34,700 | $427,600 | $574,000 |
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, 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.