8219 Green Acres Ln
Redding, CA 96002
$579,900
4 bd · 2 ba · 1,536 sqft · Listed 3d ago
View on Realtor.com →Year built
1956
Sqft
1,536
Lot sqft
122,404
HOA / mo
$0
Furnished
No
List date
2026-09-26T04:14:46.000000Z
Revenue
Annual revenue
$47,015
ADR
$242
Occupancy
53%
Cleaning fees (12 mo)
$9,181
Confidence
High (82.39), 5 comps
Comp revenue range (p25 / median / p75)
Redding retreat for Large Family / Entire house
House · 4 bd · 2 ba · sleeps 8 · 1.6 mi
Revenue $37,370ADR $227Occ ≈ 45%5★ (121)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Redding retreat for Large Family / Entire house House | 4 bd · 2 ba · sleeps 8 | $37,370 | $227 | 45% | 5★ (121) | 1.6 mi | Airbnb |
The Rivercrest Branch House | Spacious + Bright House | 4 bd · 2.5 ba · sleeps 9 | $48,988 | $390 | 34% | 4.6★ (13) | 1.6 mi | AirbnbBooking |
Rivercrest Branch House House | 4 bd · 2.5 ba · sleeps 8 | $57,344 | $364 | 43% | 4.7★ (6) | 1.6 mi | AirbnbVrbo |
Foosball+King Bed Costco Closeby Huge Master Suite House | 4 bd · 2.5 ba · sleeps 10 | $39,788 | $269 | 41% | 4.2★ (17) | 1.6 mi | AirbnbVrbo |
Large 4 bedroom w/ play space, office, 3 king beds House | 4 bd · 3 ba · sleeps 10 | $43,431 | $243 | 49% | 5★ (39) | 1.7 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$47,015
NOI
$19,879
Cash flow /mo
-$1,468
Cash needed
$191,171
Cash-on-cash
-9.2%
ROE (yr 1)
1.9%
Cap rate
3.4%
DSCR
0.53
Year-1 write-off
$147,501
Year-1 tax shield @ 32%
$47,200
Year-1 return on equity
- Cash flow (annual)-$17,619
- Principal paydown$3,795
- Appreciation at%$17,397
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,403
- Platform fees (3% of revenue)$1,410
- Maintenance / capex (5% of revenue)$2,351
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,249
- Insurance (STR-rated)$3,392
Cash needed to close
- Down payment (25%)$144,975
- Closing costs (4.0%)$23,196
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$47,200
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
$442,000
Short-life (5/15-yr)
$123,000 · 28%
Year-1 deduction
$148,000
Year-1 tax shield @ 32%
$47,000
Land 24% (county tax record, assessed value split) · building $319,000 over 39 years · new furniture $23,000
Based on: 1,536 sq ft, built 1956, 4 bd / 2 ba, unfurnished, listing features (fence, flooring types, septic).
IRS-guide safe-harbor floor: $116,000 in year 1 (21% short-life, $37,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,600
Kitchen cabinetsdefault
$9,200 new × 40% good × 3.43 allocation
- $10,300
Kitchen countertopsdefault
$7,500 new × 40% good × 3.43 allocation
- $3,700
Decorative trimdefault
$2,700 new × 40% good × 3.43 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.43 allocation
- $2,100
Shelvingdefault
$1,500 new × 40% good × 3.43 allocation
- $5,100
Window coverings (15)default
$3,800 new × 40% good × 3.43 allocation
- $13,600
Carpet, vinyl & laminate (100% of floors)listing
$9,900 new × 40% good × 3.43 allocation
- $9,800
Kitchen & laundry equipment plumbingdefault
$7,100 new × 40% good × 3.43 allocation
- $5,900
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 40% good × 3.43 allocation
- $11,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 3.43 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $13,900
Paving: driveway & walks (paved)default
$8,100 new × 50% good × 3.43 allocation
- $13,400
Landscaping (typical)default
$7,800 new × 50% good × 3.43 allocation
- $2,600
Patiosdefault
$1,500 new × 50% good × 3.43 allocation
- $6,000
Irrigationlisting
$3,500 new × 50% good × 3.43 allocation
- $2,600
Decks & porches (attached)default
$1,500 new × 50% good × 3.43 allocation
- $10,300
Fencinglisting
$6,000 new × 50% good × 3.43 allocation
- $228,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$166,000 new × 40% good × 3.43 allocation
- $23,700
Building plumbing & fixturesdefault
$17,300 new × 40% good × 3.43 allocation
- $23,000
Building electrical & lightingdefault
$16,700 new × 40% good × 3.43 allocation
- $23,800
HVACdefault
$17,300 new × 40% good × 3.43 allocation
- $20,600
Septic systemlisting
$12,000 new × 50% good × 3.43 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $97,600 | $48,900 | $1,000 | $147,500 |
| 2 | $0 | $0 | $8,200 | $8,200 |
| 3 | $0 | $0 | $8,200 | $8,200 |
| 4 | $0 | $0 | $8,200 | $8,200 |
| 5 | $0 | $0 | $8,200 | $8,200 |
| 6+ | $0 | $0 | $285,300 | $285,300 |
| Total | $97,600 | $48,900 | $319,000 | $465,500 |
The building's share of the price ($442,000) is 3.4x our depreciated replacement cost of the home ($129,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.