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12851 Old Oregon Trl

12851 Old Oregon Trl

Redding, CA 96003

$679,000

4 bd · 2 ba · 2,435 sqft · Listed 4d ago

View on Realtor.com →
Low confidence

Year built

1990

Sqft

2,435

Lot sqft

162,914

HOA / mo

$0

Furnished

No

List date

2026-09-25T05:05:50.000000Z

Revenue

Annual revenue

$40,254

ADR

$184

Occupancy

60%

Cleaning fees (12 mo)

$7,641

Confidence

Low (16.13), 9 comps

Comp revenue range (p25 / median / p75)

$2,923$45,043$57,981

  • Redding Retreat Ranch

    House · 3 bd · 2.5 ba · sleeps 10 · 0.7 mi

    Revenue $82,274ADR $520Occ ≈ 43%4.9★ (223)

    AirbnbVrbo

  • Hot Tub, Dog-Friendly Yard! 3-Acre Redding Retreat

    House · 3 bd · 2 ba · sleeps 9 · 0.9 mi

    Revenue $45,702ADR $239Occ ≈ 52%4.7★ (21)

    AirbnbVrboBooking

  • Romantic Farmhouse 10 min. to Shasta Lake .

    House · 3 bd · 2 ba · sleeps 9 · 0.9 mi

    Revenue $544ADR $272Occ ≈ 1%4.5★ (6)

    AirbnbVrbo

  • 15 min from beautiful Shasta Lake. With lots of wildlife on gorgeous property.

    House · 3 bd · 2 ba · sleeps 6 · 0.9 mi

    Revenue $2,923ADR $0Occ ≈ ——

    Vrbo

  • Hot Tub, Dock, Game Room, Playset and Fire Pits!

    House · 3 bd · 2.5 ba · sleeps 8 · 0.9 mi

    Revenue $624ADR $312Occ ≈ 1%—

    AirbnbVrbo

  • Beautiful Country House.

    House · 3 bd · 2 ba · sleeps 8 · 1.4 mi

    Revenue $57,981ADR $289Occ ≈ 55%4.9★ (148)

    AirbnbVrbo

  • Stunning Cabin Minutes From Shasta Lake

    Cabin · 4 bd · 2.5 ba · sleeps 12 · 1.8 mi

    Revenue $71,946ADR $353Occ ≈ 56%4.8★ (152)

    AirbnbVrboBooking

  • ‘Mtn Gate Guest House’ ~ 6 Mi to Shasta Lake!

    House · 3 bd · 2 ba · sleeps 5 · 2.0 mi

    Revenue $27,196ADR $213Occ ≈ 35%5★ (43)

    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

$40,254

NOI

$13,342

Cash flow /mo

$1,112

Cash needed

$729,160

Cash-on-cash (all cash)

1.8%

ROE (yr 1)

4.6%

Cap rate

2.0%

DSCR

—

Year-1 write-off

$175,502

Year-1 tax shield @ 32%

$56,161

Year-1 return on equity

  • Cash flow (annual)$13,342
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$20,370
ROE4.6%
ROE incl. year-1 tax savings (32% bracket, STR loophole)12.3%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$8,051
  • Platform fees (3% of revenue)$1,208
  • Maintenance / capex (5% of revenue)$2,013
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$8,488
  • Insurance (STR-rated)$3,972

Cash needed to close

  • Purchase price (all cash)$679,000
  • Closing costs (4.0%)$27,160
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$56,161

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

$544,000

Short-life (5/15-yr)

$151,000 · 28%

Year-1 deduction

$176,000

Year-1 tax shield @ 32%

$56,000

Land 20% (county tax record, assessed value split) · building $393,000 over 39 years · new furniture $23,000

Based on: 2,435 sq ft, built 1990, 4 bd / 2 ba, unfurnished, listing features (covered patio, fence, fireplace, stone counters, flooring types, septic).

IRS-guide safe-harbor floor: $142,000 in year 1 (22% short-life, $45,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$100,800

  • Kitchen cabinetsdefault

    $11,100 new × 40% good × 2.69 allocation

    $12,000

  • Kitchen countertops (stone)listing

    $11,400 new × 40% good × 2.69 allocation

    $12,300

  • Decorative trimdefault

    $4,300 new × 40% good × 2.69 allocation

    $4,600

  • Mirrorsdefault

    $300 new × 40% good × 2.69 allocation

    $300

  • Shelvingdefault

    $1,500 new × 40% good × 2.69 allocation

    $1,600

  • Window coverings (24)default

    $6,000 new × 40% good × 2.69 allocation

    $6,500

  • Carpet, vinyl & laminate (100% of floors)listing

    $15,700 new × 40% good × 2.69 allocation

    $16,900

  • Kitchen & laundry equipment plumbingdefault

    $8,700 new × 40% good × 2.69 allocation

    $9,300

  • Kitchen, laundry & data equipment electricaldefault

    $5,200 new × 40% good × 2.69 allocation

    $5,600

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

    $8,100 new × 40% good × 2.69 allocation

    $8,700

  • Furniture bought newlisting

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

    $23,000
15-year land improvements$73,500

  • Paving: driveway & walks (paved)default

    $12,800 new × 50% good × 2.69 allocation

    $17,200

  • Landscaping (typical)default

    $9,800 new × 50% good × 2.69 allocation

    $13,200

  • Covered patiolisting

    $20,100 new × 50% good × 2.69 allocation

    $27,000

  • Irrigationlisting

    $3,500 new × 50% good × 2.69 allocation

    $4,700

  • Decks & porches (attached)default

    $2,400 new × 50% good × 2.69 allocation

    $3,200

  • Fencinglisting

    $6,000 new × 50% good × 2.69 allocation

    $8,100
Building, 39-year$392,700

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

    $264,300 new × 40% good × 2.69 allocation

    $284,400

  • Building plumbing & fixturesdefault

    $27,400 new × 40% good × 2.69 allocation

    $29,500

  • Building electrical & lightingdefault

    $28,100 new × 40% good × 2.69 allocation

    $30,300

  • HVACdefault

    $27,400 new × 40% good × 2.69 allocation

    $29,500

  • Fireplacelisting

    $2,600 new × 40% good × 2.69 allocation

    $2,800

  • Septic systemlisting

    $12,000 new × 50% good × 2.69 allocation

    $16,100

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$100,800$73,500$1,300$175,500
2$0$0$10,100$10,100
3$0$0$10,100$10,100
4$0$0$10,100$10,100
5$0$0$10,100$10,100
6+$0$0$351,100$351,100
Total$100,800$73,500$392,700$566,900

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.