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2596 Uphill Ave

2596 Uphill Ave

Redding, CA 96002

$688,800

4 bd · 2.5 ba · 2,280 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceEst. land %

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)

$29,527$46,477$71,665

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)

    Airbnb

  • 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)

    Airbnb

  • Pool | HT | Sauna | Gym | Central | Luxe Linens

    House · 4 bd · 3.5 ba · sleeps 8 · 1.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $108,941ADR $491Occ ≈ 61%5★ (52)

    AirbnbVrbo

  • 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)

    Airbnb

  • Evergreen Retreat | Spacious + family friendly

    House · 5 bd · 2.5 ba · sleeps 12 · 1.3 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $90,751ADR $552Occ ≈ 45%4.8★ (34)

    AirbnbVrbo

  • 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)

    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

Financing
Management

Est. revenue

$55,599

NOI

$24,225

Cash flow /mo

$2,019

Cash needed

$739,352

Cash-on-cash (all cash)

3.3%

ROE (yr 1)

6.1%

Cap rate

3.5%

DSCR

—

Year-1 write-off

$146,941

Year-1 tax shield @ 32%

$47,021

Year-1 return on equity

  • Cash flow (annual)$24,225
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$20,664
ROE6.1%

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

  • Purchase price (all cash)$688,800
  • 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.

5-year property$111,700

  • Kitchen cabinetsdefault

    $10,800 new × 100% good × 1.32 allocation

    $14,200

  • Kitchen countertopsdefault

    $8,800 new × 100% good × 1.32 allocation

    $11,600

  • Decorative trimdefault

    $4,000 new × 100% good × 1.32 allocation

    $5,300

  • Mirrorsdefault

    $300 new × 100% good × 1.32 allocation

    $400

  • Shelvingdefault

    $1,500 new × 100% good × 1.32 allocation

    $2,000

  • Window coverings (23)default

    $5,800 new × 100% good × 1.32 allocation

    $7,600

  • Carpet, vinyl & laminate (100% of floors)listing

    $14,700 new × 100% good × 1.32 allocation

    $19,300

  • Kitchen & laundry equipment plumbingdefault

    $8,400 new × 100% good × 1.32 allocation

    $11,100

  • Kitchen, laundry & data equipment electricaldefault

    $5,100 new × 100% good × 1.32 allocation

    $6,700

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 100% good × 1.32 allocation

    $10,700

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$34,700

  • Paving: driveway & walks (paved)default

    $12,400 new × 100% good × 1.32 allocation

    $16,300

  • Landscaping (typical)default

    $9,500 new × 100% good × 1.32 allocation

    $12,500

  • Patiosdefault

    $2,300 new × 100% good × 1.32 allocation

    $3,000

  • Decks & porches (attached)default

    $2,300 new × 100% good × 1.32 allocation

    $3,000
Building, 39-year$427,600

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $247,300 new × 100% good × 1.32 allocation

    $325,500

  • Building plumbing & fixturesdefault

    $25,700 new × 100% good × 1.32 allocation

    $33,800

  • Building electrical & lightingdefault

    $26,200 new × 100% good × 1.32 allocation

    $34,400

  • HVACdefault

    $25,700 new × 100% good × 1.32 allocation

    $33,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.