11420 Suggie Ln

Redding, CA 96003

$450,000

3 bd · 2.5 ba · 2,015 sqft · Listed 25d ago

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Low confidence

Year built

1986

Sqft

2,015

Lot sqft

106,286

HOA / mo

Furnished

List date

2026-09-04T07:17:11.000000Z

Revenue

Annual revenue

$38,434

ADR

$155

Occupancy

68%

Cleaning fees (12 mo)

$6,914

Confidence

Low (32.57), 5 comps

Comp revenue range (p25 / median / p75)

$24,334$27,057$50,951

Peaceful Craftsman | Outdoor Space | Low Toxicity
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $50,951ADR $253Occ ≈ 55%4.7★ (20)
Airbnb Vrbo
Peaceful Craftsman on Acres w/Labyrinth
House · 3 bd · 2 ba · sleeps 5 · 0.4 mi
Revenue $24,334ADR $205Occ ≈ 33%4.9★ (9)
Airbnb
Small Country Home on 3 Acres Close to Town
House · 3 bd · 2 ba · sleeps 6 · 1.3 mi
Revenue $10,188ADR $81Occ ≈ 34%5★ (1)
Airbnb
5 Acre Modern Redding Retreat + Hot Tub + Views
House · 2 bd · 1.5 ba · sleeps 5 · 1.4 mi
Revenue $73,778ADR $246Occ ≈ 82%5★ (219)
Airbnb
Serene Homestead Hideaway
House · 3 bd · 2 ba · sleeps 6 · 1.7 mi
Revenue $27,057ADR $148Occ ≈ 50%4.7★ (21)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Peaceful Craftsman \| Outdoor Space \| Low Toxicity House	3 bd · 2 ba · sleeps 6	$50,951	$253	55%	4.7★ (20)	0.4 mi	Airbnb Vrbo
Peaceful Craftsman on Acres w/Labyrinth House	3 bd · 2 ba · sleeps 5	$24,334	$205	33%	4.9★ (9)	0.4 mi	Airbnb
Small Country Home on 3 Acres Close to Town House	3 bd · 2 ba · sleeps 6	$10,188	$81	34%	5★ (1)	1.3 mi	Airbnb
5 Acre Modern Redding Retreat + Hot Tub + Views House	2 bd · 1.5 ba · sleeps 5	$73,778	$246	82%	5★ (219)	1.4 mi	Airbnb
Serene Homestead Hideaway House	3 bd · 2 ba · sleeps 6	$27,057	$148	50%	4.7★ (21)	1.7 mi	Airbnb

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

$38,434

NOI

$15,890

Cash flow /mo

$1,324

Cash needed

$487,500

Cash-on-cash (all cash)

3.3%

ROE (yr 1)

6.0%

Cap rate

3.5%

DSCR

—

Year-1 write-off

$96,011

Year-1 tax shield @ 32%

$30,724

Year-1 return on equity

Cash flow (annual)$15,890
Principal paydown (n/a, cash)$0
Appreciation at%$13,500

ROE6.0%

ROE incl. year-1 tax savings (32% bracket, STR loophole)12.3%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$7,687
Platform fees (3% of revenue)$1,153
Maintenance / capex (5% of revenue)$1,922
Utilities & supplies$4,200
HOA$0
Property tax$5,625
Insurance (STR-rated)$2,633

Cash needed to close

Purchase price (all cash)$450,000
Closing costs (4.0%)$18,000
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$30,724

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

$319,000

Short-life (5/15-yr)

$76,000 · 24%

Year-1 deduction

$96,000

Year-1 tax shield @ 32%

$31,000

Land 29% (county tax record, assessed value split) · building $243,000 over 39 years · new furniture $20,000

Based on: 2,015 sq ft, built 1986, 3 bd / 2.5 ba, unfurnished, listing features (fence, fireplace, flooring types, septic).

IRS-guide safe-harbor floor: $76,000 in year 1 (17% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$65,200

Kitchen cabinetsdefault
$10,200 new × 40% good × 1.97 allocation
$8,000
Kitchen countertopsdefault
$8,400 new × 40% good × 1.97 allocation
$6,600
Decorative trimdefault
$3,500 new × 40% good × 1.97 allocation
$2,800
Mirrorsdefault
$300 new × 40% good × 1.97 allocation
$200
Shelvingdefault
$1,200 new × 40% good × 1.97 allocation
$900
Window coverings (20)default
$5,000 new × 40% good × 1.97 allocation
$3,900
Carpet, vinyl & laminate (67% of floors)listing
$8,600 new × 40% good × 1.97 allocation
$6,800
Kitchen & laundry equipment plumbingdefault
$7,900 new × 40% good × 1.97 allocation
$6,300
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 40% good × 1.97 allocation
$3,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.97 allocation
$6,400
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$30,000

Paving: driveway & walks (paved)default
$11,600 new × 50% good × 1.97 allocation
$11,400
Landscaping (typical)default
$9,000 new × 50% good × 1.97 allocation
$8,800
Patiosdefault
$2,000 new × 50% good × 1.97 allocation
$2,000
Decks & porches (attached)default
$2,000 new × 50% good × 1.97 allocation
$2,000
Fencinglisting
$6,000 new × 50% good × 1.97 allocation
$5,900

Building, 39-year$242,800

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$218,700 new × 40% good × 1.97 allocation
$172,000
Building plumbing & fixturesdefault
$22,700 new × 40% good × 1.97 allocation
$17,800
Building electrical & lightingdefault
$22,800 new × 40% good × 1.97 allocation
$17,900
HVACdefault
$22,700 new × 40% good × 1.97 allocation
$17,900
Hardwood & tile floorsdefault
$4,300 new × 40% good × 1.97 allocation
$3,400
Fireplacelisting
$2,600 new × 40% good × 1.97 allocation
$2,100
Septic systemlisting
$12,000 new × 50% good × 1.97 allocation
$11,800

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	$65,200	$30,000	$800	$96,000
2	$0	$0	$6,200	$6,200
3	$0	$0	$6,200	$6,200
4	$0	$0	$6,200	$6,200
5	$0	$0	$6,200	$6,200
6+	$0	$0	$217,200	$217,200
Total	$65,200	$30,000	$242,800	$338,100

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.