12003 Counter Ln
Redding, CA 96003
$475,900
3 bd · 2 ba · 2,281 sqft · Listed 19d ago
View on Realtor.com →Year built
2015
Sqft
2,281
Lot sqft
115,434
HOA / mo
$0
Furnished
No
List date
2026-09-10T07:02:01.000000Z
Revenue
Annual revenue
$38,152
ADR
$195
Occupancy
54%
Cleaning fees (12 mo)
$5,906
Confidence
Low (44.38), 5 comps
Comp revenue range (p25 / median / p75)
Modern Woods Retreat
House · 3 bd · 2 ba · sleeps 6 · 0.9 mi
Revenue $43,933ADR $249Occ ≈ 48%5★ (18)
Cozy Modern Home with Views | Quiet & Central
House · 3 bd · 2 ba · sleeps 5 · 1.7 mi
Revenue $11,945ADR $206Occ ≈ 16%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Modern Woods Retreat | Treehouse, 10 min to Bethel House | 3 bd · 2 ba · sleeps 6 | $16,290 | $256 | 17% | 5★ (11) | 0.9 mi | AirbnbVrboBooking |
Modern Woods Retreat House | 3 bd · 2 ba · sleeps 6 | $43,933 | $249 | 48% | 5★ (18) | 0.9 mi | Airbnb |
Lakes and Bethel close by 30 days Apartment | 3 bd · 2 ba · sleeps 6 | $24,474 | $147 | 46% | 4.8★ (28) | 1.1 mi | AirbnbVrbo |
Cozy Modern Home with Views | Quiet & Central House | 3 bd · 2 ba · sleeps 5 | $11,945 | $206 | 16% | 5★ (1) | 1.7 mi | Airbnb |
2 Kings~10 min Bethel~5 min downtown House | 3 bd · 2 ba · sleeps 8 | $47,086 | $224 | 58% | 5★ (104) | 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
$38,152
NOI
$15,251
Cash flow /mo
-$1,294
Cash needed
$163,511
Cash-on-cash
-9.5%
ROE (yr 1)
1.1%
Cap rate
3.2%
DSCR
0.50
Year-1 write-off
$94,114
Year-1 tax shield @ 32%
$30,116
Year-1 return on equity
- Cash flow (annual)-$15,523
- Principal paydown$3,114
- Appreciation at%$14,277
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,630
- Platform fees (3% of revenue)$1,145
- Maintenance / capex (5% of revenue)$1,908
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,949
- Insurance (STR-rated)$2,784
Cash needed to close
- Down payment (25%)$118,975
- Closing costs (4.0%)$19,036
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$30,116
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
$288,000
Short-life (5/15-yr)
$68,000 · 24%
Year-1 deduction
$94,000
Year-1 tax shield @ 32%
$30,000
Land 39% (county tax record, assessed value split) · building $220,000 over 39 years · new furniture $26,000
Based on: 2,281 sq ft, built 2015, 3 bd / 2 ba, unfurnished, listing features (pool, game room, stone counters, flooring types, septic).
IRS-guide safe-harbor floor: $81,000 in year 1 (19% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $5,000
Kitchen cabinetsdefault
$10,800 new × 56% good × 0.82 allocation
- $5,100
Kitchen countertops (stone)listing
$11,000 new × 56% good × 0.82 allocation
- $1,800
Decorative trimdefault
$4,000 new × 56% good × 0.82 allocation
- $100
Mirrorsdefault
$300 new × 40% good × 0.82 allocation
- $600
Shelvingdefault
$1,200 new × 56% good × 0.82 allocation
- $1,900
Window coverings (23)default
$5,800 new × 40% good × 0.82 allocation
- $1,200
Carpet, vinyl & laminate (25% of floors)listing
$3,700 new × 40% good × 0.82 allocation
- $5,400
Kitchen & laundry equipment plumbingdefault
$8,400 new × 78% good × 0.82 allocation
- $3,300
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 78% good × 0.82 allocation
- $2,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 0.82 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $4,600
Paving: driveway & walks (paved)default
$9,900 new × 56% good × 0.82 allocation
- $4,400
Landscaping (typical)default
$9,500 new × 56% good × 0.82 allocation
- $1,000
Patiosdefault
$2,300 new × 56% good × 0.82 allocation
- $900
Decks & porches (attached)default
$2,300 new × 50% good × 0.82 allocation
- $30,000
Pool (in-ground)listing
$65,000 new × 56% good × 0.82 allocation
- $166,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$247,700 new × 82% good × 0.82 allocation
- $16,500
Building plumbing & fixturesdefault
$25,700 new × 78% good × 0.82 allocation
- $16,800
Building electrical & lightingdefault
$26,200 new × 78% good × 0.82 allocation
- $9,500
HVACdefault
$25,700 new × 45% good × 0.82 allocation
- $5,100
Hardwood & tile floorsdefault
$11,000 new × 56% good × 0.82 allocation
- $5,500
Septic systemlisting
$12,000 new × 56% good × 0.82 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $52,500 | $40,900 | $700 | $94,100 |
| 2 | $0 | $0 | $5,600 | $5,600 |
| 3 | $0 | $0 | $5,600 | $5,600 |
| 4 | $0 | $0 | $5,600 | $5,600 |
| 5 | $0 | $0 | $5,600 | $5,600 |
| 6+ | $0 | $0 | $196,800 | $196,800 |
| Total | $52,500 | $40,900 | $220,100 | $313,500 |
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.