STR Yield
← Back to deals
MortgageCash
1547 Gold Hills Dr

1547 Gold Hills Dr

Redding, CA 96003

$839,900

4 bd · 2.5 ba · 3,148 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

2002

Sqft

3,148

Lot sqft

550,249,920

HOA / mo

$0

Furnished

No

List date

2026-10-12T21:17:53.000000Z

Revenue

Annual revenue

$51,402

ADR

$225

Occupancy

63%

Cleaning fees (12 mo)

$7,429

Confidence

Low (-0.31), 8 comps

Comp revenue range (p25 / median / p75)

$7,406$25,702$79,972

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $25,702

  • Sunny Pines | Pool & Spa+Central

    House · 4 bd · 2 ba · sleeps 10 · 0.5 mi

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

    Revenue $92,922ADR $506Occ ≈ 50%5★ (30)

    AirbnbVrbo

  • Family Escape | Dog Friendly + Hot Tub + Fire Pit

    House · 4 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $7,056ADR $588Occ ≈ 3%4.8★ (37)

    Airbnb

  • Prime Estate: 4BR Spacious Luxury & Forest Views

    House · 4 bd · 2 ba · sleeps 8 · 0.5 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $7,406ADR $211Occ ≈ 10%5★ (5)

    Airbnb

  • 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%—

    Booking

  • Pool/HotYoga/Cold Plunge/Sauna

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

    Revenue $25,702ADR $449Occ ≈ 16%5★ (2)

    Delisted

  • 4BR Retreat - Pool & Sauna on site

    House · 4 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $36,704ADR $652Occ ≈ 15%4.5★ (13)

    Delisted

  • The Ridgewood Estate | Pool - Fire Pit - Central

    House · 4 bd · 2.5 ba · sleeps 10 · 0.6 mi

    Revenue $121,789ADR $694Occ ≈ 48%5★ (12)

    Airbnb

  • Upscale Spacious Home Best Neighbhd 30 Day Minimum

    House · 4 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $12,745ADR $133Occ ≈ 26%—

    Delisted

  • Ohana Landing : ! Heated Pool ! Waters\ide* Spa*

    House · 4 bd · 2.5 ba · sleeps 10 · 0.7 mi

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

    Revenue $79,972ADR $497Occ ≈ 44%4.9★ (131)

    AirbnbVrbo

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

$51,402

NOI

$18,657

Cash flow /mo

$1,555

Cash needed

$896,496

Cash-on-cash (all cash)

2.1%

ROE (yr 1)

4.9%

Cap rate

2.2%

DSCR

—

Year-1 write-off

$189,391

Year-1 tax shield @ 32%

$60,605

Year-1 return on equity

  • Cash flow (annual)$18,657
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$25,197
ROE4.9%

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)$10,280
  • Platform fees (3% of revenue)$1,542
  • Maintenance / capex (5% of revenue)$2,570
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$10,499
  • Insurance (STR-rated)$4,913

Cash needed to close

  • Purchase price (all cash)$839,900
  • Closing costs (4.0%)$33,596
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$60,605

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

$708,000

Short-life (5/15-yr)

$166,000 · 23%

Year-1 deduction

$189,000

Year-1 tax shield @ 32%

$61,000

Land 16% (county tax record, assessed value split) · building $542,000 over 39 years · new furniture $23,000

Based on: 3,148 sq ft, built 2002, 4 bd / 2.5 ba, unfurnished, listing features (pool, fireplace, stone counters, flooring types).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $159,000 in year 1 (19% short-life, $51,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$88,700

  • Kitchen cabinetsdefault

    $12,700 new × 40% good × 2.06 allocation

    $10,500

  • Kitchen countertops (stone)listing

    $13,000 new × 40% good × 2.06 allocation

    $10,700

  • Decorative trimdefault

    $5,500 new × 40% good × 2.06 allocation

    $4,500

  • Mirrorsdefault

    $300 new × 40% good × 2.06 allocation

    $200

  • Shelvingdefault

    $1,500 new × 40% good × 2.06 allocation

    $1,200

  • Window coverings (31)default

    $7,800 new × 40% good × 2.06 allocation

    $6,400

  • Carpet, vinyl & laminate (50% of floors)listing

    $10,100 new × 40% good × 2.06 allocation

    $8,400

  • Kitchen & laundry equipment plumbingdefault

    $9,900 new × 52% good × 2.06 allocation

    $10,600

  • Kitchen, laundry & data equipment electricaldefault

    $6,000 new × 52% good × 2.06 allocation

    $6,400

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

    $8,100 new × 40% good × 2.06 allocation

    $6,700

  • Furniture bought newlisting

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

    $23,000
15-year land improvements$100,100

  • Paving: driveway & walks (paved)default

    $14,500 new × 50% good × 2.06 allocation

    $15,000

  • Landscaping (typical)default

    $11,200 new × 50% good × 2.06 allocation

    $11,600

  • Patiosdefault

    $3,100 new × 50% good × 2.06 allocation

    $3,200

  • Decks & porches (attached)default

    $3,100 new × 50% good × 2.06 allocation

    $3,200

  • Pool (in-ground)listing

    $65,000 new × 50% good × 2.06 allocation

    $67,100
Building, 39-year$541,700

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

    $342,200 new × 60% good × 2.06 allocation

    $423,900

  • Building plumbing & fixturesdefault

    $35,500 new × 52% good × 2.06 allocation

    $38,100

  • Building electrical & lightingdefault

    $37,200 new × 52% good × 2.06 allocation

    $39,900

  • HVACdefault

    $35,500 new × 40% good × 2.06 allocation

    $29,300

  • Hardwood & tile floorsdefault

    $10,100 new × 40% good × 2.06 allocation

    $8,400

  • Fireplacelisting

    $2,600 new × 40% good × 2.06 allocation

    $2,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$88,700$100,100$600$189,400
2$0$0$13,900$13,900
3$0$0$13,900$13,900
4$0$0$13,900$13,900
5$0$0$13,900$13,900
6+$0$0$485,600$485,600
Total$88,700$100,100$541,700$730,600

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.