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19893 Welbula Dr

19893 Welbula Dr

Redding, CA 96003

$420,000

3 bd · 3 ba · 1,396 sqft · Listed 18d ago

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Low confidence

Year built

1983

Sqft

1,396

Lot sqft

82,328

HOA / mo

$0

Furnished

No

List date

2026-09-11T23:15:00.000000Z

Revenue

Annual revenue

$34,222

ADR

$179

Occupancy

52%

Cleaning fees (12 mo)

$6,089

Confidence

Low (11.13), 6 comps

Comp revenue range (p25 / median / p75)

$8,991$36,449$54,911

  • ‘Mtn Gate Guest House’ ~ 6 Mi to Shasta Lake!

    House · 3 bd · 2 ba · sleeps 5 · 0.3 mi

    Revenue $27,196ADR $213Occ ≈ 35%5★ (43)

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  • Beautiful Country House.

    House · 3 bd · 2 ba · sleeps 8 · 1.3 mi

    Revenue $57,981ADR $289Occ ≈ 55%4.9★ (148)

    AirbnbVrbo

  • Hot Tub, Dog-Friendly Yard! 3-Acre Redding Retreat

    House · 3 bd · 2 ba · sleeps 9 · 1.6 mi

    Revenue $45,702ADR $239Occ ≈ 52%4.7★ (21)

    AirbnbVrboBooking

  • Romantic Farmhouse 10 min. to Shasta Lake .

    House · 3 bd · 2 ba · sleeps 9 · 1.7 mi

    Revenue $544ADR $272Occ ≈ 1%4.5★ (6)

    AirbnbVrbo

  • Redding Retreat Ranch

    House · 3 bd · 2.5 ba · sleeps 10 · 2.1 mi

    Revenue $82,274ADR $520Occ ≈ 43%4.9★ (223)

    AirbnbVrbo

  • 15 min from beautiful Shasta Lake. With lots of wildlife on gorgeous property.

    House · 3 bd · 2 ba · sleeps 6 · 2.1 mi

    Revenue $2,923ADR $0Occ ≈ ——

    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

Est. revenue

$34,222

NOI

$13,363

Cash flow /mo

$1,114

Cash needed

$456,300

Cash-on-cash (all cash)

2.9%

ROE (yr 1)

5.7%

Cap rate

3.2%

DSCR

—

Year-1 write-off

$108,514

Year-1 tax shield @ 32%

$34,724

Year-1 return on equity

  • Cash flow (annual)$13,363
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$12,600
ROE5.7%
ROE incl. year-1 tax savings (32% bracket, STR loophole)13.3%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$6,844
  • Platform fees (3% of revenue)$1,027
  • Maintenance / capex (5% of revenue)$1,711
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$5,250
  • Insurance (STR-rated)$2,457

Cash needed to close

  • Purchase price (all cash)$420,000
  • Closing costs (4.0%)$16,800
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$34,724

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

$332,000

Short-life (5/15-yr)

$88,000 · 27%

Year-1 deduction

$109,000

Year-1 tax shield @ 32%

$35,000

Land 21% (county tax record, assessed value split) · building $244,000 over 39 years · new furniture $20,000

Based on: 1,396 sq ft, built 1983, 3 bd / 3 ba, unfurnished, listing features (fence, fireplace, flooring types, septic).

IRS-guide safe-harbor floor: $84,000 in year 1 (19% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$74,200

  • Kitchen cabinetsdefault

    $8,900 new × 40% good × 2.80 allocation

    $9,900

  • Kitchen countertopsdefault

    $7,200 new × 40% good × 2.80 allocation

    $8,100

  • Decorative trimdefault

    $2,400 new × 40% good × 2.80 allocation

    $2,700

  • Mirrorsdefault

    $500 new × 40% good × 2.80 allocation

    $500

  • Shelvingdefault

    $1,200 new × 40% good × 2.80 allocation

    $1,300

  • Window coverings (14)default

    $3,500 new × 40% good × 2.80 allocation

    $3,900

  • Carpet, vinyl & laminate (67% of floors)listing

    $6,000 new × 40% good × 2.80 allocation

    $6,700

  • Kitchen & laundry equipment plumbingdefault

    $6,900 new × 40% good × 2.80 allocation

    $7,700

  • Kitchen, laundry & data equipment electricaldefault

    $4,200 new × 40% good × 2.80 allocation

    $4,700

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

    $8,100 new × 40% good × 2.80 allocation

    $9,100

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$33,500

  • Paving: driveway & walks (paved)default

    $7,700 new × 50% good × 2.80 allocation

    $10,800

  • Landscaping (typical)default

    $7,500 new × 50% good × 2.80 allocation

    $10,400

  • Patiosdefault

    $1,400 new × 50% good × 2.80 allocation

    $1,900

  • Decks & porches (attached)default

    $1,400 new × 50% good × 2.80 allocation

    $1,900

  • Fencinglisting

    $6,000 new × 50% good × 2.80 allocation

    $8,400
Building, 39-year$244,000

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

    $150,900 new × 40% good × 2.80 allocation

    $169,000

  • Building plumbing & fixturesdefault

    $15,700 new × 40% good × 2.80 allocation

    $17,500

  • Building electrical & lightingdefault

    $15,000 new × 40% good × 2.80 allocation

    $16,800

  • HVACdefault

    $15,700 new × 40% good × 2.80 allocation

    $17,600

  • Hardwood & tile floorsdefault

    $3,000 new × 40% good × 2.80 allocation

    $3,400

  • Fireplacelisting

    $2,600 new × 40% good × 2.80 allocation

    $2,900

  • Septic systemlisting

    $12,000 new × 50% good × 2.80 allocation

    $16,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$74,200$33,500$800$108,500
2$0$0$6,300$6,300
3$0$0$6,300$6,300
4$0$0$6,300$6,300
5$0$0$6,300$6,300
6+$0$0$218,200$218,200
Total$74,200$33,500$244,000$351,700

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.