861 Dawson Ct
Redding, CA 96003
$449,000
4 bd · 2.5 ba · 2,087 sqft · Listed 11d ago
View on Realtor.com →Year built
1981
Sqft
2,087
Lot sqft
16,117
HOA / mo
$0
Furnished
No
List date
2026-09-18T04:24:17.000000Z
Revenue
Annual revenue
$54,443
ADR
$200
Occupancy
75%
Cleaning fees (12 mo)
$11,726
Confidence
Low (27.12), 14 comps
Comp revenue range (p25 / median / p75)
The Charming Ridge House
House · 4 bd · 2 ba · sleeps 8 · 1.5 mi
Revenue $3,360ADR $112Occ ≈ 8%—
*Pool+Lassen Views *entire house* 7beds, 4bedrooms
House · 4 bd · 2 ba · sleeps 8 · 1.6 mi
Revenue $43,815ADR $284Occ ≈ 42%4.9★ (18)
Hanland House
Vacation home · 4 bd · 2 ba · sleeps 8 · 1.7 mi
Revenue $100,313ADR $353Occ ≈ 78%5★ (4)
Large Home / privacy/desirable neighborhood /Views
House · 4 bd · 2.5 ba · sleeps 9 · 1.7 mi
Revenue $7,233ADR $183Occ ≈ 11%5★ (4)
Gather Relax & Explore | Beautiful, Spacious 4BR
House · 4 bd · 3 ba · sleeps 8 · 1.9 mi
Revenue $13,200ADR $168Occ ≈ 22%5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Relax & Refresh Family Pool House w/ BBQ House | 4 bd · 2 ba · sleeps 10 | $68,137 | $236 | 79% | 5★ (280) | 463 ft | AirbnbVrbo |
The ARK Villa | Mountain Views | Pool Villa | 4 bd · 3 ba · sleeps 11 | $72,443 | $447 | 44% | 4.9★ (103) | 0.4 mi | AirbnbVrbo |
Modern 4BR Retreat | Hot Tub • BBQ • Boat Parking House | 4 bd · 2 ba · sleeps 9 | $78,116 | $363 | 59% | 5★ (248) | 1.3 mi | AirbnbVrbo |
Family Holiday Retreat House | 4 bd · 2 ba · sleeps 8 | $36,571 | $224 | 45% | 5★ (289) | 1.3 mi | AirbnbVrbo |
The Charming Ridge House House | 4 bd · 2 ba · sleeps 8 | $3,360 | $112 | 8% | — | 1.5 mi | Airbnb |
*Pool+Lassen Views *entire house* 7beds, 4bedrooms House | 4 bd · 2 ba · sleeps 8 | $43,815 | $284 | 42% | 4.9★ (18) | 1.6 mi | Airbnb |
Relax & Unwind | 4BR - Hot Tub - All You Need House | 4 bd · 2 ba · sleeps 8 | $81,959 | $292 | 77% | 5★ (138) | 1.6 mi | AirbnbVrbo |
Hanland House Vacation home | 4 bd · 2 ba · sleeps 8 | $100,313 | $353 | 78% | 5★ (4) | 1.7 mi | Booking |
Large Home / privacy/desirable neighborhood /Views House | 4 bd · 2.5 ba · sleeps 9 | $7,233 | $183 | 11% | 5★ (4) | 1.7 mi | Airbnb |
Gather Relax & Explore | Beautiful, Spacious 4BR House | 4 bd · 3 ba · sleeps 8 | $13,200 | $168 | 22% | 5★ (2) | 1.9 mi | Airbnb |
Show all 14 comps
Your Central Redding Retreat
House · 4 bd · 2 ba · sleeps 8 · 1.9 mi
Revenue $55,554ADR $222Occ ≈ 69%5★ (53)
| 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 | $38,395 | $494 | 21% | 4.9★ (17) | 1.9 mi | AirbnbVrbo |
Your Central Redding Retreat House | 4 bd · 2 ba · sleeps 8 | $55,554 | $222 | 69% | 5★ (53) | 1.9 mi | Airbnb |
Charming and Spacious Renovated 1940’s Home House | 4 bd · 2 ba · sleeps 8 | $1,209 | $0 | — | 5★ (41) | 1.9 mi | AirbnbVrbo |
Mountain view oasis House | 4 bd · 2 ba · sleeps 6 | $22,080 | $191 | 32% | — | 2.1 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$54,443
NOI
$27,433
Cash flow /mo
-$133
Cash needed
$153,210
Cash-on-cash
-1.0%
ROE (yr 1)
9.7%
Cap rate
6.1%
DSCR
0.94
Year-1 write-off
$173,873
Year-1 tax shield @ 32%
$55,639
Year-1 return on equity
- Cash flow (annual)-$1,601
- Principal paydown$2,938
- Appreciation at%$13,470
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,889
- Platform fees (3% of revenue)$1,633
- Maintenance / capex (5% of revenue)$2,722
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,613
- Insurance (STR-rated)$2,627
Cash needed to close
- Down payment (25%)$112,250
- Closing costs (4.0%)$17,960
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$55,639
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
$379,000
Short-life (5/15-yr)
$150,000 · 40%
Year-1 deduction
$174,000
Year-1 tax shield @ 32%
$56,000
Land 16% (county tax record, assessed value split) · building $229,000 over 39 years · new furniture $23,000
Based on: 2,087 sq ft, built 1981, 4 bd / 2.5 ba, unfurnished, listing features (pool, deck, fence, fireplace, flooring types).
IRS-guide safe-harbor floor: $134,000 in year 1 (29% short-life, $43,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,700
Kitchen cabinetsdefault
$10,400 new × 40% good × 1.87 allocation
- $6,300
Kitchen countertopsdefault
$8,500 new × 40% good × 1.87 allocation
- $2,700
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
- $5,000
Carpet, vinyl & laminate (50% of floors)listing
$6,700 new × 40% good × 1.87 allocation
- $6,000
Kitchen & laundry equipment plumbingdefault
$8,100 new × 40% good × 1.87 allocation
- $3,600
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 40% good × 1.87 allocation
- $6,000
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
- $8,800
Paving: driveway & walks (paved)default
$9,500 new × 50% good × 1.87 allocation
- $8,500
Landscaping (typical)default
$9,100 new × 50% good × 1.87 allocation
- $1,900
Patiosdefault
$2,100 new × 50% good × 1.87 allocation
- $21,900
Decks & porches (attached)listing
$23,500 new × 50% good × 1.87 allocation
- $60,600
Pool (in-ground)listing
$65,000 new × 50% good × 1.87 allocation
- $5,600
Fencinglisting
$6,000 new × 50% good × 1.87 allocation
- $168,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$226,200 new × 40% good × 1.87 allocation
- $17,500
Building plumbing & fixturesdefault
$23,500 new × 40% good × 1.87 allocation
- $17,700
Building electrical & lightingdefault
$23,700 new × 40% good × 1.87 allocation
- $17,500
HVACdefault
$23,500 new × 40% good × 1.87 allocation
- $5,000
Hardwood & tile floorsdefault
$6,700 new × 40% good × 1.87 allocation
- $2,000
Fireplacelisting
$2,600 new × 40% good × 1.87 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $65,800 | $107,400 | $700 | $173,900 |
| 2 | $0 | $0 | $5,900 | $5,900 |
| 3 | $0 | $0 | $5,900 | $5,900 |
| 4 | $0 | $0 | $5,900 | $5,900 |
| 5 | $0 | $0 | $5,900 | $5,900 |
| 6+ | $0 | $0 | $204,400 | $204,400 |
| Total | $65,800 | $107,400 | $228,500 | $401,700 |
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.