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18315 Ranchera Rd

18315 Ranchera Rd

Shasta Lake, CA 96019

$434,900

3 bd · 2 ba · 1,610 sqft · Listed 20d ago

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Low confidence

Year built

1960

Sqft

1,610

Lot sqft

30,928

HOA / mo

$0

Furnished

No

List date

2026-09-09T20:47:40.000000Z

Revenue

Annual revenue

$45,586

ADR

$197

Occupancy

63%

Cleaning fees (12 mo)

$7,439

Confidence

Med (68.57), 5 comps

Comp revenue range (p25 / median / p75)

$41,034$45,043$51,172

  • *Family friendly *Hot Tub *2200 sq ft *2 acres

    House · 3 bd · 2 ba · sleeps 9 · 0.4 mi

    Revenue $56,514ADR $266Occ ≈ 58%4.7★ (128)

    AirbnbVrbo

  • White retreat-close to I5- Petfriendly near Bethel

    House · 3 bd · 2 ba · sleeps 8 · 1.2 mi

    Revenue $51,172ADR $175Occ ≈ 80%4.8★ (81)

    AirbnbVrboBooking

  • Close to I5: Newer Pet-friendly Home Near Bethel

    House · 3 bd · 2 ba · sleeps 7 · 1.2 mi

    Revenue $21,242ADR $142Occ ≈ 41%3.7★ (3)

    AirbnbVrbo

  • Home in Shasta Lake Near Redding: Early Check-In!

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

    Revenue $41,034ADR $232Occ ≈ 48%5★ (79)

    AirbnbVrboBooking

  • Shasta House

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

    Revenue $45,043ADR $189Occ ≈ 65%5★ (86)

    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

Est. revenue

$45,586

NOI

$21,294

Cash flow /mo

$1,774

Cash needed

$471,796

Cash-on-cash (all cash)

4.5%

ROE (yr 1)

7.3%

Cap rate

4.9%

DSCR

—

Year-1 write-off

$102,824

Year-1 tax shield @ 32%

$32,904

Year-1 return on equity

  • Cash flow (annual)$21,294
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$13,047
ROE7.3%
ROE incl. year-1 tax savings (32% bracket, STR loophole)14.3%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$9,117
  • Platform fees (3% of revenue)$1,368
  • Maintenance / capex (5% of revenue)$2,279
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$5,436
  • Insurance (STR-rated)$2,544

Cash needed to close

  • Purchase price (all cash)$434,900
  • Closing costs (4.0%)$17,396
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$32,904

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

$359,000

Short-life (5/15-yr)

$82,000 · 23%

Year-1 deduction

$103,000

Year-1 tax shield @ 32%

$33,000

Land 18% (county tax record, assessed value split) · building $276,000 over 39 years · new furniture $20,000

Based on: 1,610 sq ft, built 1960, 3 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, septic).

IRS-guide safe-harbor floor: $77,000 in year 1 (16% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$72,500

  • Kitchen cabinetsdefault

    $9,300 new × 40% good × 2.73 allocation

    $10,200

  • Kitchen countertopsdefault

    $7,600 new × 40% good × 2.73 allocation

    $8,300

  • Decorative trimdefault

    $2,800 new × 40% good × 2.73 allocation

    $3,100

  • Mirrorsdefault

    $300 new × 40% good × 2.73 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 2.73 allocation

    $1,300

  • Window coverings (16)default

    $4,000 new × 40% good × 2.73 allocation

    $4,400

  • Carpet, vinyl & laminate (33% of floors)listing

    $3,500 new × 40% good × 2.73 allocation

    $3,800

  • Kitchen & laundry equipment plumbingdefault

    $7,300 new × 40% good × 2.73 allocation

    $7,900

  • Kitchen, laundry & data equipment electricaldefault

    $4,400 new × 40% good × 2.73 allocation

    $4,800

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

    $8,100 new × 40% good × 2.73 allocation

    $8,800

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$29,500

  • Paving: driveway & walks (paved)default

    $10,400 new × 50% good × 2.73 allocation

    $14,200

  • Landscaping (typical)default

    $8,000 new × 50% good × 2.73 allocation

    $10,900

  • Patiosdefault

    $1,600 new × 50% good × 2.73 allocation

    $2,200

  • Decks & porches (attached)default

    $1,600 new × 50% good × 2.73 allocation

    $2,200
Building, 39-year$276,300

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

    $174,400 new × 40% good × 2.73 allocation

    $190,600

  • Building plumbing & fixturesdefault

    $18,100 new × 40% good × 2.73 allocation

    $19,800

  • Building electrical & lightingdefault

    $17,700 new × 40% good × 2.73 allocation

    $19,300

  • HVACdefault

    $18,100 new × 40% good × 2.73 allocation

    $19,800

  • Hardwood & tile floorsdefault

    $6,900 new × 40% good × 2.73 allocation

    $7,500

  • Fireplacelisting

    $2,600 new × 40% good × 2.73 allocation

    $2,900

  • Septic systemlisting

    $12,000 new × 50% good × 2.73 allocation

    $16,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$72,500$29,500$900$102,800
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$247,000$247,000
Total$72,500$29,500$276,300$378,200

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.