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1717 Gold Hills Dr

1717 Gold Hills Dr

Redding, CA 96003

$475,000

3 bd · 2 ba · 1,973 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

1988

Sqft

1,973

Lot sqft

9,583

HOA / mo

$0

Furnished

No

List date

2026-10-23T15:56:24.000000Z

Revenue

Annual revenue

$51,408

ADR

$202

Occupancy

70%

Cleaning fees (12 mo)

$7,948

Confidence

Low (15.52), 8 comps

Comp revenue range (p25 / median / p75)

$7,406$36,704$76,713

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $36,704

  • Perfect Redding Retreat w/Hot tub, Pool & King bed

    House · 3 bd · 3 ba · sleeps 8 · 0.2 mi

    Revenue $76,713ADR $333Occ ≈ 63%4.9★ (120)

    Airbnb

  • Ohana Landing : ! Heated Pool ! Waters\ide* Spa*

    House · 4 bd · 2.5 ba · sleeps 10 · 0.5 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $79,972ADR $497Occ ≈ 44%4.9★ (131)

    AirbnbVrbo

  • Prime Estate: 4BR Spacious Luxury & Forest Views

    House · 4 bd · 2 ba · sleeps 8 · 0.5 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $7,406ADR $211Occ ≈ 10%5★ (5)

    Airbnb

  • Family Escape | Dog Friendly + Hot Tub + Fire Pit

    House · 4 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $7,056ADR $588Occ ≈ 3%4.8★ (37)

    Airbnb

  • Sunny Pines | Pool & Spa+Central

    House · 4 bd · 2 ba · sleeps 10 · 0.5 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $92,922ADR $506Occ ≈ 50%5★ (30)

    AirbnbVrbo

  • Redding Home w/ Patio Near Fishing!

    House · 4 bd · 2 ba · sleeps 8 · 0.6 mi

    Revenue $56,222ADR $216Occ ≈ 71%4.9★ (57)

    AirbnbBooking

  • Pool Hot Tub Fire Pit Pet Friendly BBQ 4BR

    Vacation home · 4 bd · 2 ba · sleeps 8 · 0.6 mi

    Revenue $6,713ADR $555Occ ≈ 3%—

    Booking

  • Upscale Spacious Home Best Neighbhd 30 Day Minimum

    House · 4 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $12,745ADR $133Occ ≈ 26%—

    Delisted

  • 4BR Retreat - Pool & Sauna on site

    House · 4 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $36,704ADR $652Occ ≈ 15%4.5★ (13)

    Delisted

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
Management

Est. revenue

$51,408

NOI

$24,810

Cash flow /mo

$2,068

Cash needed

$513,500

Cash-on-cash (all cash)

4.8%

ROE (yr 1)

7.6%

Cap rate

5.2%

DSCR

—

Year-1 write-off

$101,068

Year-1 tax shield @ 32%

$32,342

Year-1 return on equity

  • Cash flow (annual)$24,810
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$14,250
ROE7.6%

Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$10,282
  • Platform fees (3% of revenue)$1,542
  • Maintenance / capex (5% of revenue)$2,570
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$5,938
  • Insurance (STR-rated)$2,779

Cash needed to close

  • Purchase price (all cash)$475,000
  • Closing costs (4.0%)$19,000
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$32,342

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

$356,000

Short-life (5/15-yr)

$81,000 · 23%

Year-1 deduction

$101,000

Year-1 tax shield @ 32%

$32,000

Land 25% (county tax record, assessed value split) · building $275,000 over 39 years · new furniture $20,000

Based on: 1,973 sq ft, built 1988, 3 bd / 2 ba, unfurnished, listing features (fireplace, flooring types).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $76,000 in year 1 (16% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$74,500

  • Kitchen cabinetsdefault

    $10,100 new × 40% good × 2.39 allocation

    $9,700

  • Kitchen countertopsdefault

    $8,300 new × 40% good × 2.39 allocation

    $7,900

  • Decorative trimdefault

    $3,500 new × 40% good × 2.39 allocation

    $3,300

  • Mirrorsdefault

    $300 new × 40% good × 2.39 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 2.39 allocation

    $1,100

  • Window coverings (20)default

    $5,000 new × 40% good × 2.39 allocation

    $4,800

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

    $8,500 new × 40% good × 2.39 allocation

    $8,100

  • Kitchen & laundry equipment plumbingdefault

    $7,900 new × 40% good × 2.39 allocation

    $7,500

  • Kitchen, laundry & data equipment electricaldefault

    $4,800 new × 40% good × 2.39 allocation

    $4,600

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

    $8,100 new × 40% good × 2.39 allocation

    $7,700

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$26,200

  • Paving: driveway & walks (paved)default

    $9,200 new × 50% good × 2.39 allocation

    $11,000

  • Landscaping (typical)default

    $8,900 new × 50% good × 2.39 allocation

    $10,600

  • Patiosdefault

    $1,900 new × 50% good × 2.39 allocation

    $2,300

  • Decks & porches (attached)default

    $1,900 new × 50% good × 2.39 allocation

    $2,300
Building, 39-year$275,000

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

    $214,100 new × 40% good × 2.39 allocation

    $204,600

  • Building plumbing & fixturesdefault

    $22,200 new × 40% good × 2.39 allocation

    $21,200

  • Building electrical & lightingdefault

    $22,300 new × 40% good × 2.39 allocation

    $21,300

  • HVACdefault

    $22,200 new × 40% good × 2.39 allocation

    $21,200

  • Hardwood & tile floorsdefault

    $4,200 new × 40% good × 2.39 allocation

    $4,000

  • Fireplacelisting

    $2,600 new × 40% good × 2.39 allocation

    $2,500

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$74,500$26,200$300$101,100
2$0$0$7,100$7,100
3$0$0$7,100$7,100
4$0$0$7,100$7,100
5$0$0$7,100$7,100
6+$0$0$246,500$246,500
Total$74,500$26,200$275,000$375,800

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, Georgia and Wisconsin 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.