5977 Fairmont Dr
Redding, CA 96003
$599,000
4 bd · 2 ba · 2,118 sqft · Listed 1d ago
View on Realtor.com →Year built
2005
Sqft
2,118
Lot sqft
16,117
HOA / mo
$0
Furnished
No
List date
2026-10-30T17:56:32.000000Z
Revenue
Annual revenue
$47,934
ADR
$207
Occupancy
63%
Cleaning fees (12 mo)
$7,428
Confidence
Low (12.76), 12 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $72,712
Large Home / privacy/desirable neighborhood /Views
House · 4 bd · 2.5 ba · sleeps 9 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $7,233ADR $183Occ ≈ 11%5★ (4)
Pool/HotYoga/Cold Plunge/Sauna
House · 4 bd · 2.5 ba · sleeps 12 · 0.6 mi
Revenue $25,702ADR $449Occ ≈ 16%5★ (2)
Delisted
The Ridgewood Estate | Pool - Fire Pit - Central
House · 4 bd · 2.5 ba · sleeps 10 · 0.7 mi
Revenue $121,789ADR $694Occ ≈ 48%5★ (12)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Refuge at Diamond Ridge | Pool and Spa House
| 4 bd · 2 ba · sleeps 10 | $42,303 | $493 | 24% | 4.9★ (22) | 0.3 mi | AirbnbVrbo |
Sunny Pines | Pool & Spa+Central House
| 4 bd · 2 ba · sleeps 10 | $92,922 | $506 | 50% | 5★ (30) | 0.4 mi | AirbnbVrbo |
Ohana Landing : ! Heated Pool ! Waters\ide* Spa* House
| 4 bd · 2.5 ba · sleeps 10 | $79,972 | $497 | 44% | 4.9★ (131) | 0.5 mi | AirbnbVrbo |
Pool + Hot Tub | 4 BR | The Atelier Retreat House
| 4 bd · 2 ba · sleeps 9 | $72,712 | $447 | 45% | 5★ (25) | 0.6 mi | AirbnbVrbo |
Large Home / privacy/desirable neighborhood /Views House
| 4 bd · 2.5 ba · sleeps 9 | $7,233 | $183 | 11% | 5★ (4) | 0.6 mi | Airbnb |
Pool/HotYoga/Cold Plunge/Sauna House | 4 bd · 2.5 ba · sleeps 12 | $25,702 | $449 | 16% | 5★ (2) | 0.6 mi | Delisted |
The Ridgewood Estate | Pool - Fire Pit - Central House | 4 bd · 2.5 ba · sleeps 10 | $121,789 | $694 | 48% | 5★ (12) | 0.7 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
Rate 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$47,934
NOI
$20,219
Cash flow /mo
-$1,608
Cash needed
$196,710
Cash-on-cash
-9.8%
ROE (yr 1)
1.2%
Cap rate
3.4%
DSCR
0.51
Year-1 write-off
$168,071
Year-1 tax shield @ 32%
$53,783
Year-1 return on equity
- Cash flow (annual)-$19,300
- Principal paydown$3,760
- Appreciation at%$17,970
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)$9,587
- Platform fees (3% of revenue)$1,438
- Maintenance / capex (5% of revenue)$2,397
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,488
- Insurance (STR-rated)$3,504
Cash needed to close
- Down payment (25%)$149,750
- Closing costs (4.0%)$23,960
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$53,783
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
$499,000
Short-life (5/15-yr)
$145,000 · 29%
Year-1 deduction
$168,000
Year-1 tax shield @ 32%
$54,000
Land 17% (county tax record, assessed value split) · building $354,000 over 39 years · new furniture $23,000
Based on: 2,118 sq ft, built 2005, 4 bd / 2 ba, unfurnished, listing features (pool, patio, fence, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $148,000 in year 1 (25% short-life, $47,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,800
Kitchen cabinetsdefault
$10,400 new × 40% good × 1.87 allocation
- $6,400
Kitchen countertopsdefault
$8,500 new × 40% good × 1.87 allocation
- $2,800
Decorative trimdefault
$3,700 new × 40% good × 1.87 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.87 allocation
- $1,100
Shelvingdefault
$1,500 new × 40% good × 1.87 allocation
- $3,900
Window coverings (21)default
$5,300 new × 40% good × 1.87 allocation
- $5,100
Carpet, vinyl & laminate (50% of floors)listing
$6,800 new × 40% good × 1.87 allocation
- $8,800
Kitchen & laundry equipment plumbingdefault
$8,100 new × 58% good × 1.87 allocation
- $5,300
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 58% good × 1.87 allocation
- $6,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.87 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $11,200
Paving: driveway & walks (paved)default
$11,900 new × 50% good × 1.87 allocation
- $8,600
Landscaping (typical)default
$9,200 new × 50% good × 1.87 allocation
- $8,900
Patioslisting
$9,500 new × 50% good × 1.87 allocation
- $2,000
Decks & porches (attached)default
$2,100 new × 50% good × 1.87 allocation
- $60,800
Pool (in-ground)listing
$65,000 new × 50% good × 1.87 allocation
- $5,600
Fencinglisting
$6,000 new × 50% good × 1.87 allocation
- $279,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$229,600 new × 65% good × 1.87 allocation
- $25,900
Building plumbing & fixturesdefault
$23,800 new × 58% good × 1.87 allocation
- $26,200
Building electrical & lightingdefault
$24,100 new × 58% good × 1.87 allocation
- $17,900
HVACdefault
$23,900 new × 40% good × 1.87 allocation
- $5,100
Hardwood & tile floorsdefault
$6,800 new × 40% good × 1.87 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $70,600 | $97,100 | $400 | $168,100 |
| 2 | $0 | $0 | $9,100 | $9,100 |
| 3 | $0 | $0 | $9,100 | $9,100 |
| 4 | $0 | $0 | $9,100 | $9,100 |
| 5 | $0 | $0 | $9,100 | $9,100 |
| 6+ | $0 | $0 | $317,700 | $317,700 |
| Total | $70,600 | $97,100 | $354,500 | $522,200 |
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, 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.