1539 Gold Hills Dr
Redding, CA 96003
$659,000
4 bd · 3 ba · 2,641 sqft · Listed 18d ago
View on Realtor.com →Year built
2003
Sqft
2,641
Lot sqft
12,197
HOA / mo
$0
Furnished
No
List date
2026-09-11T16:07:05.000000Z
Revenue
Annual revenue
$29,377
ADR
$162
Occupancy
50%
Cleaning fees (12 mo)
$2,694
Confidence
Low (-23.82), 6 comps
Comp revenue range (p25 / median / p75)
Prime Estate: 4BR Spacious Luxury & Forest Views
House · 4 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $3,739ADR $233Occ ≈ 4%5★ (1)
Pool Hot Tub Fire Pit Pet Friendly BBQ 4BR
Vacation home · 4 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $6,713ADR $555Occ ≈ 3%—
Pool/HotYoga/Cold Plunge/Sauna
House · 4 bd · 2.5 ba · sleeps 12 · 0.6 mi
Revenue $25,564ADR $449Occ ≈ 16%5★ (2)
4BR Retreat - Pool & Sauna on site
House · 4 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $29,671ADR $314Occ ≈ 26%4.5★ (13)
Upscale Spacious Home Best Neighbhd 30 Day Minimum
House · 4 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $12,745ADR $133Occ ≈ 26%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Sunny Pines | Pool & Spa+Central House | 4 bd · 2 ba · sleeps 10 | $94,126 | $479 | 54% | 4.9★ (25) | 0.5 mi | AirbnbVrbo |
Family Escape | Dog Friendly + Hot Tub + Fire Pit House | 4 bd · 2 ba · sleeps 8 | $7,056 | $588 | 3% | 4.8★ (37) | 0.5 mi | AirbnbVrbo |
Prime Estate: 4BR Spacious Luxury & Forest Views House | 4 bd · 2 ba · sleeps 8 | $3,739 | $233 | 4% | 5★ (1) | 0.5 mi | Airbnb |
Pool Hot Tub Fire Pit Pet Friendly BBQ 4BR Vacation home | 4 bd · 2 ba · sleeps 8 | $6,713 | $555 | 3% | — | 0.5 mi | Booking |
Pool/HotYoga/Cold Plunge/Sauna House | 4 bd · 2.5 ba · sleeps 12 | $25,564 | $449 | 16% | 5★ (2) | 0.6 mi | Airbnb |
4BR Retreat - Pool & Sauna on site House | 4 bd · 2 ba · sleeps 6 | $29,671 | $314 | 26% | 4.5★ (13) | 0.6 mi | Airbnb |
Upscale Spacious Home Best Neighbhd 30 Day Minimum House | 4 bd · 2 ba · sleeps 6 | $12,745 | $133 | 26% | — | 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
$29,377
NOI
$5,847
Cash flow /mo
-$3,064
Cash needed
$220,110
Cash-on-cash
-16.7%
ROE (yr 1)
-5.8%
Cap rate
0.9%
DSCR
0.14
Year-1 write-off
$127,807
Year-1 tax shield @ 32%
$40,898
Year-1 return on equity
- Cash flow (annual)-$36,766
- Principal paydown$4,312
- Appreciation at%$19,770
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$5,875
- Platform fees (3% of revenue)$881
- Maintenance / capex (5% of revenue)$1,469
- Utilities & supplies$4,200
- HOA$0
- Property tax$8,238
- Insurance (STR-rated)$3,855
Cash needed to close
- Down payment (25%)$164,750
- Closing costs (4.0%)$26,360
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$40,898
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
$542,000
Short-life (5/15-yr)
$97,000 · 18%
Year-1 deduction
$128,000
Year-1 tax shield @ 32%
$41,000
Land 18% (county tax record, assessed value split) · building $444,000 over 39 years · new furniture $29,000
Based on: 2,641 sq ft, built 2003, 4 bd / 3 ba, unfurnished, listing features (patio, game room, fireplace, stone counters, flooring types).
IRS-guide safe-harbor floor: $102,000 in year 1 (13% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,200
Kitchen cabinetsdefault
$11,600 new × 40% good × 1.98 allocation
- $9,400
Kitchen countertops (stone)listing
$11,900 new × 40% good × 1.98 allocation
- $3,700
Decorative trimdefault
$4,600 new × 40% good × 1.98 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 1.98 allocation
- $1,200
Shelvingdefault
$1,500 new × 40% good × 1.98 allocation
- $5,100
Window coverings (26)default
$6,500 new × 40% good × 1.98 allocation
- $9,000
Carpet, vinyl & laminate (67% of floors)listing
$11,300 new × 40% good × 1.98 allocation
- $9,600
Kitchen & laundry equipment plumbingdefault
$9,000 new × 54% good × 1.98 allocation
- $5,800
Kitchen, laundry & data equipment electricaldefault
$5,500 new × 54% good × 1.98 allocation
- $6,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.98 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $13,200
Paving: driveway & walks (paved)default
$13,300 new × 50% good × 1.98 allocation
- $10,100
Landscaping (typical)default
$10,200 new × 50% good × 1.98 allocation
- $11,800
Patioslisting
$11,900 new × 50% good × 1.98 allocation
- $2,600
Decks & porches (attached)default
$2,600 new × 50% good × 1.98 allocation
- $349,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$286,600 new × 62% good × 1.98 allocation
- $31,800
Building plumbing & fixturesdefault
$29,800 new × 54% good × 1.98 allocation
- $32,900
Building electrical & lightingdefault
$30,700 new × 54% good × 1.98 allocation
- $23,500
HVACdefault
$29,800 new × 40% good × 1.98 allocation
- $4,500
Hardwood & tile floorsdefault
$5,700 new × 40% good × 1.98 allocation
- $2,100
Fireplacelisting
$2,600 new × 40% good × 1.98 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $88,700 | $37,600 | $1,400 | $127,800 |
| 2 | $0 | $0 | $11,400 | $11,400 |
| 3 | $0 | $0 | $11,400 | $11,400 |
| 4 | $0 | $0 | $11,400 | $11,400 |
| 5 | $0 | $0 | $11,400 | $11,400 |
| 6+ | $0 | $0 | $397,500 | $397,500 |
| Total | $88,700 | $37,600 | $444,500 | $570,800 |
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.