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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

4601 Alta Mesa Dr

4601 Alta Mesa Dr

Redding, CA 96002

$499,000

4 bd · 3 ba · 2,580 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

1957

Sqft

2,580

Lot sqft

45,302

HOA / mo

$0

Furnished

No

List date

2026-10-10T01:53:26.000000Z

Revenue

Annual revenue

$80,366

ADR

$360

Occupancy

61%

Cleaning fees (12 mo)

$15,702

Confidence

Low (31.89), 12 comps

Comp revenue range (p25 / median / p75)

$40,898$53,360$104,224

Median revenue of shown comps: $49,014

  • Large 4 bedroom w/ play space, office, 3 king beds

    House · 4 bd · 3 ba · sleeps 10 · 1.2 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +2

    Revenue $50,170ADR $247Occ ≈ 56%5★ (43)

    AirbnbVrbo

  • House+ADU+Pool + RV/Boat Parking

    House · 4 bd · 3 ba · sleeps 10 · 1.2 mi

    • Pool
    • A/C
    • Free parking
    • Pets OK
    • +3

    Revenue $4,286ADR $499Occ ≈ 2%5★ (6)

    Airbnb

  • Forest Hill Resort: Heated Pool +Billiards +Trails

    House · 4 bd · 2 ba · sleeps 12 · 1.3 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +7

    Revenue $102,651ADR $524Occ ≈ 54%4.9★ (146)

    AirbnbVrbo

  • The W Resort Outdoor Kitchen Pool Hot Tub Oasis

    House · 4 bd · 2.5 ba · sleeps 10 · 1.4 mi

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

    Revenue $135,416ADR $615Occ ≈ 60%4.8★ (37)

    AirbnbVrbo

  • The Rivercrest Branch House | Spacious + Bright

    House · 4 bd · 2.5 ba · sleeps 9 · 1.5 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $47,857ADR $391Occ ≈ 34%4.7★ (20)

    AirbnbVrboBooking

  • Foosball+King Bed Costco Closeby Huge Master Suite

    House · 4 bd · 2.5 ba · sleeps 10 · 1.5 mi

    Revenue $42,149ADR $270Occ ≈ 43%4.2★ (17)

    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
Management
Term

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

Est. revenue

$80,366

NOI

$45,255

Cash flow /mo

$986

Cash needed

$173,710

Cash-on-cash

6.8%

ROE (yr 1)

17.2%

Cap rate

9.1%

DSCR

1.35

Year-1 write-off

$120,190

Year-1 tax shield @ 32%

$38,461

Year-1 return on equity

  • Cash flow (annual)$11,831
  • Principal paydown$3,034
  • Appreciation at%$14,970
ROE17.2%

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)$16,073
  • Platform fees (3% of revenue)$2,411
  • Maintenance / capex (5% of revenue)$4,018
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$6,238
  • Insurance (STR-rated)$2,919

Cash needed to close

  • Down payment (25%)$124,750
  • Closing costs (4.0%)$19,960
  • Furnishing (bought new)$29,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$38,461

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

$377,000

Short-life (5/15-yr)

$91,000 · 24%

Year-1 deduction

$120,000

Year-1 tax shield @ 32%

$38,000

Land 24% (county tax record, assessed value split) · building $286,000 over 39 years · new furniture $29,000

Based on: 2,580 sq ft, built 1957, 4 bd / 3 ba, unfurnished, listing features (covered patio, game room, flooring types, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $98,000 in year 1 (18% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$72,700

  • Kitchen cabinetsdefault

    $11,500 new × 40% good × 1.81 allocation

    $8,300

  • Kitchen countertopsdefault

    $9,400 new × 40% good × 1.81 allocation

    $6,800

  • Decorative trimdefault

    $4,500 new × 40% good × 1.81 allocation

    $3,300

  • Mirrorsdefault

    $500 new × 40% good × 1.81 allocation

    $300

  • Shelvingdefault

    $1,500 new × 40% good × 1.81 allocation

    $1,100

  • Window coverings (26)default

    $6,500 new × 40% good × 1.81 allocation

    $4,700

  • Carpet, vinyl & laminate (25% of floors)listing

    $4,200 new × 40% good × 1.81 allocation

    $3,000

  • Kitchen & laundry equipment plumbingdefault

    $8,900 new × 40% good × 1.81 allocation

    $6,500

  • Kitchen, laundry & data equipment electricaldefault

    $5,400 new × 40% good × 1.81 allocation

    $3,900

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

    $8,100 new × 40% good × 1.81 allocation

    $5,900

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$47,200

  • Paving: driveway & walks (paved)default

    $13,200 new × 50% good × 1.81 allocation

    $11,900

  • Landscaping (typical)default

    $10,100 new × 50% good × 1.81 allocation

    $9,200

  • Covered patiolisting

    $21,300 new × 50% good × 1.81 allocation

    $19,300

  • Decks & porches (attached)default

    $2,500 new × 50% good × 1.81 allocation

    $2,300

  • Gazebo / pergolalisting

    $5,000 new × 50% good × 1.81 allocation

    $4,500
Building, 39-year$286,400

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

    $280,000 new × 40% good × 1.81 allocation

    $202,700

  • Building plumbing & fixturesdefault

    $29,100 new × 40% good × 1.81 allocation

    $21,100

  • Building electrical & lightingdefault

    $30,000 new × 40% good × 1.81 allocation

    $21,700

  • HVACdefault

    $29,100 new × 40% good × 1.81 allocation

    $21,000

  • Hardwood & tile floorsdefault

    $12,500 new × 40% good × 1.81 allocation

    $9,000

  • Septic systemlisting

    $12,000 new × 50% good × 1.81 allocation

    $10,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$72,700$47,200$300$120,200
2$0$0$7,300$7,300
3$0$0$7,300$7,300
4$0$0$7,300$7,300
5$0$0$7,300$7,300
6+$0$0$256,700$256,700
Total$72,700$47,200$286,400$406,300

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.