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906 Katmai Pl

906 Katmai Pl

Redding, CA 96001

$507,990

4 bd · 2 ba · 1,825 sqft · Listed 19d ago

View on Realtor.com →
Low confidenceEst. land %

Year built

—

Sqft

1,825

Lot sqft

—

HOA / mo

None

Furnished

No

List date

2026-09-10T00:05:53.000000Z

Revenue

Annual revenue

$72,086

ADR

$328

Occupancy

60%

Cleaning fees (12 mo)

$9,188

Confidence

Low (19.21), 6 comps

Comp revenue range (p25 / median / p75)

$25,733$40,017$70,011

  • Relaxing Pool | Heated Spa | EV charger

    House · 3 bd · 2 ba · sleeps 6 · 358 ft

    Revenue $78,802ADR $330Occ ≈ 65%5★ (79)

    AirbnbVrboBooking

  • Westside Charmer Near Trails

    House · 3 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $43,636ADR $253Occ ≈ 47%4.8★ (28)

    AirbnbVrbo

  • Redding Getaway w/ Hot Tub & Outdoor Kitchen!

    House · 5 bd · 3 ba · sleeps 10 · 0.4 mi

    Revenue $111,817ADR $812Occ ≈ 38%4.8★ (35)

    AirbnbVrboBooking

  • Epic Views | Luxe Pool | Sauna | Firepit | EV charging | 1-Level Home | Boats OK

    House · 4 bd · 2.5 ba · sleeps 12 · 0.5 mi

    Revenue $2,479ADR $619Occ ≈ 1%5★ (1)

    Vrbo

  • Epic Views| Lux Pool | Sauna | Firepit| Boats & EV

    House · 4 bd · 2.5 ba · sleeps 12 · 0.5 mi

    Revenue $22,178ADR $682Occ ≈ 9%5★ (6)

    Airbnb

  • Royal Oaks Cottage w/ direct park access

    House · 3 bd · 2 ba · sleeps 7 · 0.7 mi

    Revenue $36,398ADR $159Occ ≈ 63%4.9★ (179)

    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

Est. revenue

$72,086

NOI

$39,142

Cash flow /mo

$3,262

Cash needed

$551,310

Cash-on-cash (all cash)

7.1%

ROE (yr 1)

9.9%

Cap rate

7.7%

DSCR

—

Year-1 write-off

$119,126

Year-1 tax shield @ 32%

$38,120

Year-1 return on equity

  • Cash flow (annual)$39,142
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$15,240
ROE9.9%
ROE incl. year-1 tax savings (32% bracket, STR loophole)16.8%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$14,417
  • Platform fees (3% of revenue)$2,163
  • Maintenance / capex (5% of revenue)$3,604
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$6,350
  • Insurance (STR-rated)$2,972

Cash needed to close

  • Purchase price (all cash)$507,990
  • Closing costs (4.0%)$20,320
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$38,120

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

$406,000

Short-life (5/15-yr)

$95,000 · 23%

Year-1 deduction

$119,000

Year-1 tax shield @ 32%

$38,000

Land 20% (market default, no usable tax-record split) · building $311,000 over 39 years · new furniture $23,000

Based on: 1,825 sq ft, age unknown, 4 bd / 2 ba, unfurnished, listing features (none cost-relevant).

IRS-guide safe-harbor floor: $90,000 in year 1 (16% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$84,200

  • Kitchen cabinetsdefault

    $9,800 new × 40% good × 2.92 allocation

    $11,500

  • Kitchen countertopsdefault

    $8,000 new × 40% good × 2.92 allocation

    $9,400

  • Decorative trimdefault

    $3,200 new × 40% good × 2.92 allocation

    $3,700

  • Mirrorsdefault

    $300 new × 40% good × 2.92 allocation

    $400

  • Shelvingdefault

    $1,500 new × 40% good × 2.92 allocation

    $1,800

  • Window coverings (18)default

    $4,500 new × 40% good × 2.92 allocation

    $5,300

  • Carpet, vinyl & laminate (40% of floors)default

    $4,700 new × 40% good × 2.92 allocation

    $5,500

  • Kitchen & laundry equipment plumbingdefault

    $7,600 new × 40% good × 2.92 allocation

    $8,900

  • Kitchen, laundry & data equipment electricaldefault

    $4,600 new × 40% good × 2.92 allocation

    $5,400

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

    $8,100 new × 40% good × 2.92 allocation

    $9,500

  • Furniture bought newlisting

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

    $23,000
15-year land improvements$33,900

  • Paving: driveway & walks (paved)default

    $11,100 new × 50% good × 2.92 allocation

    $16,200

  • Landscaping (typical)default

    $8,500 new × 50% good × 2.92 allocation

    $12,500

  • Patiosdefault

    $1,800 new × 50% good × 2.92 allocation

    $2,600

  • Decks & porches (attached)default

    $1,800 new × 50% good × 2.92 allocation

    $2,600
Building, 39-year$311,300

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

    $197,600 new × 40% good × 2.92 allocation

    $231,100

  • Building plumbing & fixturesdefault

    $20,500 new × 40% good × 2.92 allocation

    $24,000

  • Building electrical & lightingdefault

    $20,400 new × 40% good × 2.92 allocation

    $23,900

  • HVACdefault

    $20,600 new × 40% good × 2.92 allocation

    $24,000

  • Hardwood & tile floorsdefault

    $7,000 new × 40% good × 2.92 allocation

    $8,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$84,200$33,900$1,000$119,100
2$0$0$8,000$8,000
3$0$0$8,000$8,000
4$0$0$8,000$8,000
5$0$0$8,000$8,000
6+$0$0$278,300$278,300
Total$84,200$33,900$311,300$429,400

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.