3192 Quigley Ct
Shasta Lake, CA 96019
$379,900
3 bd · 2 ba · 1,420 sqft · Listed 5d ago
View on Realtor.com →Year built
2003
Sqft
1,420
Lot sqft
10,454
HOA / mo
$0
Furnished
No
List date
2026-09-24T01:04:03.000000Z
Revenue
Annual revenue
$47,536
ADR
$188
Occupancy
69%
Cleaning fees (12 mo)
$7,191
Confidence
Med (54.6), 7 comps
Comp revenue range (p25 / median / p75)
Modern Woods Retreat
House · 3 bd · 2 ba · sleeps 6 · 2.0 mi
Revenue $43,933ADR $249Occ ≈ 48%5★ (18)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Shasta House House | 3 bd · 2 ba · sleeps 6 | $45,043 | $189 | 65% | 5★ (86) | 0.4 mi | Airbnb |
Close to I5: Newer Pet-friendly Home Near Bethel House | 3 bd · 2 ba · sleeps 7 | $21,242 | $142 | 41% | 3.7★ (3) | 1.1 mi | AirbnbVrbo |
White retreat-close to I5- Petfriendly near Bethel House | 3 bd · 2 ba · sleeps 8 | $51,172 | $175 | 80% | 4.8★ (81) | 1.1 mi | AirbnbVrboBooking |
*Family friendly *Hot Tub *2200 sq ft *2 acres House | 3 bd · 2 ba · sleeps 9 | $56,514 | $266 | 58% | 4.7★ (128) | 1.8 mi | AirbnbVrbo |
Perfect Redding Retreat w/Hot tub, Pool & King bed House | 3 bd · 3 ba · sleeps 8 | $74,065 | $348 | 58% | 4.9★ (120) | 1.8 mi | AirbnbVrbo |
Modern Woods Retreat House | 3 bd · 2 ba · sleeps 6 | $43,933 | $249 | 48% | 5★ (18) | 2.0 mi | Airbnb |
Modern Woods Retreat | Treehouse, 10 min to Bethel House | 3 bd · 2 ba · sleeps 6 | $16,290 | $256 | 17% | 5★ (11) | 2.0 mi | AirbnbVrboBooking |
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
$47,536
NOI
$23,625
Cash flow /mo
-$78
Cash needed
$129,671
Cash-on-cash
-0.7%
ROE (yr 1)
10.0%
Cap rate
6.2%
DSCR
0.96
Year-1 write-off
$77,150
Year-1 tax shield @ 32%
$24,688
Year-1 return on equity
- Cash flow (annual)-$941
- Principal paydown$2,486
- Appreciation at%$11,397
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,507
- Platform fees (3% of revenue)$1,426
- Maintenance / capex (5% of revenue)$2,377
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,749
- Insurance (STR-rated)$2,222
Cash needed to close
- Down payment (25%)$94,975
- Closing costs (4.0%)$15,196
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$24,688
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
$271,000
Short-life (5/15-yr)
$57,000 · 21%
Year-1 deduction
$77,000
Year-1 tax shield @ 32%
$25,000
Land 29% (county tax record, assessed value split) · building $214,000 over 39 years · new furniture $20,000
Based on: 1,420 sq ft, built 2003, 3 bd / 2 ba, unfurnished, listing features (flooring types).
IRS-guide safe-harbor floor: $61,000 in year 1 (15% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,500
Kitchen cabinetsdefault
$8,900 new × 40% good × 1.81 allocation
- $5,300
Kitchen countertopsdefault
$7,300 new × 40% good × 1.81 allocation
- $1,800
Decorative trimdefault
$2,500 new × 40% good × 1.81 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.81 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.81 allocation
- $2,500
Window coverings (14)default
$3,500 new × 40% good × 1.81 allocation
- $6,600
Carpet, vinyl & laminate (100% of floors)listing
$9,100 new × 40% good × 1.81 allocation
- $6,800
Kitchen & laundry equipment plumbingdefault
$6,900 new × 54% good × 1.81 allocation
- $4,100
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 54% good × 1.81 allocation
- $5,900
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.81 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,100
Paving: driveway & walks (paved)default
$7,800 new × 50% good × 1.81 allocation
- $6,800
Landscaping (typical)default
$7,500 new × 50% good × 1.81 allocation
- $1,300
Patiosdefault
$1,400 new × 50% good × 1.81 allocation
- $1,300
Decks & porches (attached)default
$1,400 new × 50% good × 1.81 allocation
- $171,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$153,700 new × 62% good × 1.81 allocation
- $15,600
Building plumbing & fixturesdefault
$15,900 new × 54% good × 1.81 allocation
- $14,900
Building electrical & lightingdefault
$15,300 new × 54% good × 1.81 allocation
- $11,600
HVACdefault
$16,000 new × 40% good × 1.81 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $60,000 | $16,400 | $700 | $77,200 |
| 2 | $0 | $0 | $5,500 | $5,500 |
| 3 | $0 | $0 | $5,500 | $5,500 |
| 4 | $0 | $0 | $5,500 | $5,500 |
| 5 | $0 | $0 | $5,500 | $5,500 |
| 6+ | $0 | $0 | $191,200 | $191,200 |
| Total | $60,000 | $16,400 | $213,800 | $290,200 |
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.