4204 Haleakala Ave
Redding, CA 96001
$534,990
4 bd · 2 ba · 2,035 sqft · Listed 22d ago
View on Realtor.com →Year built
—
Sqft
2,035
Lot sqft
—
HOA / mo
None
Furnished
No
List date
2026-09-07T00:05:53.000000Z
Revenue
Annual revenue
$72,422
ADR
$329
Occupancy
60%
Cleaning fees (12 mo)
$9,257
Confidence
Low (19.21), 6 comps
Comp revenue range (p25 / median / p75)
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)
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)
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)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Relaxing Pool | Heated Spa | EV charger House | 3 bd · 2 ba · sleeps 6 | $78,802 | $330 | 65% | 5★ (79) | 489 ft | AirbnbVrboBooking |
Westside Charmer Near Trails House | 3 bd · 2 ba · sleeps 6 | $43,636 | $253 | 47% | 4.8★ (28) | 0.4 mi | AirbnbVrbo |
Redding Getaway w/ Hot Tub & Outdoor Kitchen! House | 5 bd · 3 ba · sleeps 10 | $111,817 | $812 | 38% | 4.8★ (35) | 0.4 mi | AirbnbVrboBooking |
Epic Views | Luxe Pool | Sauna | Firepit | EV charging | 1-Level Home | Boats OK House | 4 bd · 2.5 ba · sleeps 12 | $2,479 | $619 | 1% | 5★ (1) | 0.5 mi | Vrbo |
Epic Views| Lux Pool | Sauna | Firepit| Boats & EV House | 4 bd · 2.5 ba · sleeps 12 | $22,178 | $682 | 9% | 5★ (6) | 0.5 mi | Airbnb |
Royal Oaks Cottage w/ direct park access House | 3 bd · 2 ba · sleeps 7 | $36,398 | $159 | 63% | 4.9★ (179) | 0.7 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$72,422
NOI
$38,929
Cash flow /mo
$361
Cash needed
$178,147
Cash-on-cash
2.4%
ROE (yr 1)
13.4%
Cap rate
7.3%
DSCR
1.13
Year-1 write-off
$120,131
Year-1 tax shield @ 32%
$38,442
Year-1 return on equity
- Cash flow (annual)$4,335
- Principal paydown$3,501
- Appreciation at%$16,050
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$14,484
- Platform fees (3% of revenue)$2,173
- Maintenance / capex (5% of revenue)$3,621
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,687
- Insurance (STR-rated)$3,130
Cash needed to close
- Down payment (25%)$133,748
- Closing costs (4.0%)$21,400
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$38,442
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
$428,000
Short-life (5/15-yr)
$96,000 · 22%
Year-1 deduction
$120,000
Year-1 tax shield @ 32%
$38,000
Land 20% (market default, no usable tax-record split) · building $332,000 over 39 years · new furniture $23,000
Based on: 2,035 sq ft, age unknown, 4 bd / 2 ba, unfurnished, listing features (none cost-relevant).
IRS-guide safe-harbor floor: $91,000 in year 1 (16% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,500
Kitchen cabinetsdefault
$10,300 new × 40% good × 2.79 allocation
- $9,400
Kitchen countertopsdefault
$8,400 new × 40% good × 2.79 allocation
- $4,000
Decorative trimdefault
$3,600 new × 40% good × 2.79 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.79 allocation
- $1,700
Shelvingdefault
$1,500 new × 40% good × 2.79 allocation
- $5,600
Window coverings (20)default
$5,000 new × 40% good × 2.79 allocation
- $5,800
Carpet, vinyl & laminate (40% of floors)default
$5,200 new × 40% good × 2.79 allocation
- $8,900
Kitchen & laundry equipment plumbingdefault
$8,000 new × 40% good × 2.79 allocation
- $5,400
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 40% good × 2.79 allocation
- $9,000
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.79 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $16,300
Paving: driveway & walks (paved)default
$11,700 new × 50% good × 2.79 allocation
- $12,600
Landscaping (typical)default
$9,000 new × 50% good × 2.79 allocation
- $2,800
Patiosdefault
$2,000 new × 50% good × 2.79 allocation
- $2,800
Decks & porches (attached)default
$2,000 new × 50% good × 2.79 allocation
- $246,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$220,600 new × 40% good × 2.79 allocation
- $25,600
Building plumbing & fixturesdefault
$22,900 new × 40% good × 2.79 allocation
- $25,800
Building electrical & lightingdefault
$23,100 new × 40% good × 2.79 allocation
- $25,600
HVACdefault
$22,900 new × 40% good × 2.79 allocation
- $8,800
Hardwood & tile floorsdefault
$7,900 new × 40% good × 2.79 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $84,600 | $34,500 | $1,100 | $120,100 |
| 2 | $0 | $0 | $8,500 | $8,500 |
| 3 | $0 | $0 | $8,500 | $8,500 |
| 4 | $0 | $0 | $8,500 | $8,500 |
| 5 | $0 | $0 | $8,500 | $8,500 |
| 6+ | $0 | $0 | $296,800 | $296,800 |
| Total | $84,600 | $34,500 | $331,900 | $451,000 |
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 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.