12003 Counter Ln

Redding, CA 96003

$475,900

3 bd · 2 ba · 2,281 sqft · Listed 19d ago

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Low confidence

Year built

2015

Sqft

2,281

Lot sqft

115,434

HOA / mo

Furnished

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)

$16,290$24,474$43,933

Modern Woods Retreat | Treehouse, 10 min to Bethel
House · 3 bd · 2 ba · sleeps 6 · 0.9 mi
Revenue $16,290ADR $256Occ ≈ 17%5★ (11)
Airbnb Vrbo Booking
Modern Woods Retreat
House · 3 bd · 2 ba · sleeps 6 · 0.9 mi
Revenue $43,933ADR $249Occ ≈ 48%5★ (18)
Airbnb
Lakes and Bethel close by 30 days
Apartment · 3 bd · 2 ba · sleeps 6 · 1.1 mi
Revenue $24,474ADR $147Occ ≈ 46%4.8★ (28)
Airbnb Vrbo
Cozy Modern Home with Views | Quiet & Central
House · 3 bd · 2 ba · sleeps 5 · 1.7 mi
Revenue $11,945ADR $206Occ ≈ 16%5★ (1)
Airbnb
2 Kings~10 min Bethel~5 min downtown
House · 3 bd · 2 ba · sleeps 8 · 1.7 mi
Revenue $47,086ADR $224Occ ≈ 58%5★ (104)
Airbnb Vrbo

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	Airbnb Vrbo Booking
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	Airbnb Vrbo
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	Airbnb Vrbo

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

Purchase priceAlready furnishedTax bracket

Est. revenue

$38,152

NOI

$15,251

Cash flow /mo

$1,271

Cash needed

$520,436

Cash-on-cash (all cash)

2.9%

ROE (yr 1)

5.7%

Cap rate

3.2%

DSCR

—

Year-1 write-off

$94,114

Year-1 tax shield @ 32%

$30,116

Year-1 return on equity

Cash flow (annual)$15,251
Principal paydown (n/a, cash)$0
Appreciation at%$14,277

ROE5.7%

ROE incl. year-1 tax savings (32% bracket, STR loophole)11.5%

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

Purchase price (all cash)$475,900
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-year property$52,500

Kitchen cabinetsdefault
$10,800 new × 56% good × 0.82 allocation
$5,000
Kitchen countertops (stone)listing
$11,000 new × 56% good × 0.82 allocation
$5,100
Decorative trimdefault
$4,000 new × 56% good × 0.82 allocation
$1,800
Mirrorsdefault
$300 new × 40% good × 0.82 allocation
$100
Shelvingdefault
$1,200 new × 56% good × 0.82 allocation
$600
Window coverings (23)default
$5,800 new × 40% good × 0.82 allocation
$1,900
Carpet, vinyl & laminate (25% of floors)listing
$3,700 new × 40% good × 0.82 allocation
$1,200
Kitchen & laundry equipment plumbingdefault
$8,400 new × 78% good × 0.82 allocation
$5,400
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 78% good × 0.82 allocation
$3,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 0.82 allocation
$2,700
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

15-year land improvements$40,900

Paving: driveway & walks (paved)default
$9,900 new × 56% good × 0.82 allocation
$4,600
Landscaping (typical)default
$9,500 new × 56% good × 0.82 allocation
$4,400
Patiosdefault
$2,300 new × 56% good × 0.82 allocation
$1,000
Decks & porches (attached)default
$2,300 new × 50% good × 0.82 allocation
$900
Pool (in-ground)listing
$65,000 new × 56% good × 0.82 allocation
$30,000

Building, 39-year$220,100

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$247,700 new × 82% good × 0.82 allocation
$166,600
Building plumbing & fixturesdefault
$25,700 new × 78% good × 0.82 allocation
$16,500
Building electrical & lightingdefault
$26,200 new × 78% good × 0.82 allocation
$16,800
HVACdefault
$25,700 new × 45% good × 0.82 allocation
$9,500
Hardwood & tile floorsdefault
$11,000 new × 56% good × 0.82 allocation
$5,100
Septic systemlisting
$12,000 new × 56% good × 0.82 allocation
$5,500

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

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.