2805 Virginia Ave
Shasta Lake, CA 96019
$185,000
3 bd · 2 ba · 1,328 sqft · Listed today
View on Realtor.com →Year built
1960
Sqft
1,328
Lot sqft
27,007
HOA / mo
$0
Furnished
No
List date
2026-10-21T02:29:28.000000Z
Revenue
Annual revenue
$45,560
ADR
$171
Occupancy
73%
Cleaning fees (12 mo)
$7,308
Confidence
Low (32.44), 9 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $45,741
Shasta House
House · 3 bd · 2 ba · sleeps 6 · 0.7 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $45,728ADR $190Occ ≈ 66%5★ (88)
Close to I5: Newer Pet-friendly Home Near Bethel
House · 3 bd · 2 ba · sleeps 7 · 1.4 mi
Revenue $20,287ADR $142Occ ≈ 39%3.7★ (3)
Perfect Redding Retreat w/Hot tub, Pool & King bed
House · 3 bd · 3 ba · sleeps 8 · 2.0 mi
Revenue $76,713ADR $333Occ ≈ 63%4.9★ (120)
Romantic Farmhouse 10 min. to Shasta Lake .
House · 3 bd · 2 ba · sleeps 9 · 2.1 mi
Revenue $544ADR $272Occ ≈ 1%4.5★ (6)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Shasta House House
| 3 bd · 2 ba · sleeps 6 | $45,728 | $190 | 66% | 5★ (88) | 0.7 mi | Airbnb |
Close to I5: Newer Pet-friendly Home Near Bethel House | 3 bd · 2 ba · sleeps 7 | $20,287 | $142 | 39% | 3.7★ (3) | 1.4 mi | Airbnb |
White retreat-close to I5- Petfriendly near Bethel House
| 3 bd · 2 ba · sleeps 8 | $52,619 | $174 | 83% | 4.8★ (82) | 1.4 mi | AirbnbVrboBooking |
Beautiful Country House. House
| 3 bd · 2 ba · sleeps 8 | $56,735 | $291 | 53% | 4.8★ (152) | 1.5 mi | AirbnbVrbo |
Perfect Redding Retreat w/Hot tub, Pool & King bed House | 3 bd · 3 ba · sleeps 8 | $76,713 | $333 | 63% | 4.9★ (120) | 2.0 mi | Airbnb |
Hot Tub, Dog-Friendly Yard! 3-Acre Redding Retreat House
| 3 bd · 2 ba · sleeps 9 | $45,741 | $239 | 52% | 4.7★ (22) | 2.0 mi | AirbnbVrboBooking |
Romantic Farmhouse 10 min. to Shasta Lake . House | 3 bd · 2 ba · sleeps 9 | $544 | $272 | 1% | 4.5★ (6) | 2.1 mi | Airbnb |
Redding Retreat Ranch House
| 3 bd · 2.5 ba · sleeps 10 | $78,626 | $517 | 42% | 4.9★ (224) | 2.1 mi | AirbnbVrbo |
Hot Tub, Game Room, Playset & Fire Pits! House
| 3 bd · 2.5 ba · sleeps 8 | $3,937 | $328 | 3% | 5★ (1) | 2.1 mi | AirbnbVrbo |
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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$45,560
NOI
$25,486
Cash flow /mo
$1,091
Cash needed
$73,150
Cash-on-cash
17.9%
ROE (yr 1)
27.0%
Cap rate
13.8%
DSCR
2.06
Year-1 write-off
$58,621
Year-1 tax shield @ 32%
$18,759
Year-1 return on equity
- Cash flow (annual)$13,094
- Principal paydown$1,125
- Appreciation at%$5,550
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)$9,112
- Platform fees (3% of revenue)$1,367
- Maintenance / capex (5% of revenue)$2,278
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,802
- Insurance (STR-rated)$1,082
Cash needed to close
- Down payment (25%)$46,250
- Closing costs (4.0%)$7,400
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$18,759
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
$146,000
Short-life (5/15-yr)
$39,000 · 27%
Year-1 deduction
$59,000
Year-1 tax shield @ 32%
$19,000
Land 21% (county tax record, assessed value split) · building $107,000 over 39 years · new furniture $20,000
Based on: 1,328 sq ft, built 1960, 3 bd / 2 ba, unfurnished, listing features (fence, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $47,000 in year 1 (19% short-life, $15,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $4,800
Kitchen cabinetsdefault
$8,700 new × 40% good × 1.37 allocation
- $3,900
Kitchen countertopsdefault
$7,100 new × 40% good × 1.37 allocation
- $1,300
Decorative trimdefault
$2,300 new × 40% good × 1.37 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.37 allocation
- $700
Shelvingdefault
$1,200 new × 40% good × 1.37 allocation
- $1,800
Window coverings (13)default
$3,300 new × 40% good × 1.37 allocation
- $3,700
Kitchen & laundry equipment plumbingdefault
$6,800 new × 40% good × 1.37 allocation
- $2,200
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 1.37 allocation
- $4,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.37 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $5,200
Paving: driveway & walks (paved)default
$7,600 new × 50% good × 1.37 allocation
- $5,000
Landscaping (typical)default
$7,300 new × 50% good × 1.37 allocation
- $900
Patiosdefault
$1,300 new × 50% good × 1.37 allocation
- $900
Decks & porches (attached)default
$1,300 new × 50% good × 1.37 allocation
- $4,100
Fencinglisting
$6,000 new × 50% good × 1.37 allocation
- $78,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$143,600 new × 40% good × 1.37 allocation
- $8,200
Building plumbing & fixturesdefault
$14,900 new × 40% good × 1.37 allocation
- $7,700
Building electrical & lightingdefault
$14,100 new × 40% good × 1.37 allocation
- $8,200
HVACdefault
$15,000 new × 40% good × 1.37 allocation
- $4,700
Hardwood & tile floorsdefault
$8,500 new × 40% good × 1.37 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $42,400 | $16,100 | $100 | $58,600 |
| 2 | $0 | $0 | $2,800 | $2,800 |
| 3 | $0 | $0 | $2,800 | $2,800 |
| 4 | $0 | $0 | $2,800 | $2,800 |
| 5 | $0 | $0 | $2,800 | $2,800 |
| 6+ | $0 | $0 | $96,300 | $96,300 |
| Total | $42,400 | $16,100 | $107,500 | $166,000 |
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.