4595 Impression Way
Shasta Lake, CA 96019
$449,000
4 bd · 2 ba · 1,504 sqft · Listed 19d ago
View on Realtor.com →Year built
1996
Sqft
1,504
Lot sqft
10,890
HOA / mo
$0
Furnished
No
List date
2026-09-10T18:27:54.000000Z
Revenue
Annual revenue
$53,657
ADR
$242
Occupancy
61%
Cleaning fees (12 mo)
$10,574
Confidence
Med (58.12), 10 comps
Comp revenue range (p25 / median / p75)
Shasta Lake Retreat! 4 Bedroom Home on 1/2 acre
House · 4 bd · 2 ba · sleeps 8 · 1.2 mi
Revenue $15,733ADR $250Occ ≈ 17%5★ (42)
Cozy Shasta Retreat.
House · 4 bd · 2 ba · sleeps 7 · 1.9 mi
Revenue $37,064ADR $164Occ ≈ 62%4.7★ (74)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Stunning Cabin Minutes From Shasta Lake Cabin | 4 bd · 2.5 ba · sleeps 12 | $71,946 | $353 | 56% | 4.8★ (152) | 0.3 mi | AirbnbVrboBooking |
Shasta House House | 3 bd · 2 ba · sleeps 6 | $45,043 | $189 | 65% | 5★ (86) | 0.3 mi | Airbnb |
Shasta Lake Retreat! 4 Bedroom Home on 1/2 acre House | 4 bd · 2 ba · sleeps 8 | $15,733 | $250 | 17% | 5★ (42) | 1.2 mi | Airbnb |
Close to I5: Newer Pet-friendly Home Near Bethel House | 3 bd · 2 ba · sleeps 7 | $21,242 | $142 | 41% | 3.7★ (3) | 1.3 mi | AirbnbVrbo |
White retreat-close to I5- Petfriendly near Bethel House | 3 bd · 2 ba · sleeps 8 | $51,172 | $175 | 80% | 4.8★ (81) | 1.3 mi | AirbnbVrboBooking |
Perfect Redding Retreat w/Hot tub, Pool & King bed House | 3 bd · 3 ba · sleeps 8 | $74,065 | $348 | 58% | 4.9★ (120) | 1.7 mi | AirbnbVrbo |
Ohana Landing : ! Heated Pool ! Waters\ide* Spa* House | 4 bd · 2.5 ba · sleeps 10 | $76,622 | $494 | 42% | 4.9★ (129) | 1.9 mi | AirbnbVrbo |
Cozy Shasta Retreat. House | 4 bd · 2 ba · sleeps 7 | $37,064 | $164 | 62% | 4.7★ (74) | 1.9 mi | Airbnb |
Beautiful Country House. House | 3 bd · 2 ba · sleeps 8 | $57,981 | $289 | 55% | 4.9★ (148) | 2.0 mi | AirbnbVrbo |
*Family friendly *Hot Tub *2200 sq ft *2 acres House | 3 bd · 2 ba · sleeps 9 | $56,514 | $266 | 58% | 4.7★ (128) | 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$53,657
NOI
$26,867
Cash flow /mo
-$181
Cash needed
$153,210
Cash-on-cash
-1.4%
ROE (yr 1)
9.3%
Cap rate
6.0%
DSCR
0.93
Year-1 write-off
$159,206
Year-1 tax shield @ 32%
$50,946
Year-1 return on equity
- Cash flow (annual)-$2,167
- Principal paydown$2,938
- Appreciation at%$13,470
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,731
- Platform fees (3% of revenue)$1,610
- Maintenance / capex (5% of revenue)$2,683
- 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%$50,946
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
$365,000
Short-life (5/15-yr)
$135,000 · 37%
Year-1 deduction
$159,000
Year-1 tax shield @ 32%
$51,000
Land 19% (county tax record, assessed value split) · building $229,000 over 39 years · new furniture $23,000
Based on: 1,504 sq ft, built 1996, 4 bd / 2 ba, unfurnished, listing features (pool, fireplace, stone counters).
IRS-guide safe-harbor floor: $138,000 in year 1 (31% short-life, $44,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,000
Kitchen cabinetsdefault
$9,100 new × 40% good × 2.19 allocation
- $8,200
Kitchen countertops (stone)listing
$9,300 new × 40% good × 2.19 allocation
- $2,300
Decorative trimdefault
$2,600 new × 40% good × 2.19 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.19 allocation
- $1,300
Shelvingdefault
$1,500 new × 40% good × 2.19 allocation
- $3,300
Window coverings (15)default
$3,800 new × 40% good × 2.19 allocation
- $3,400
Carpet, vinyl & laminate (40% of floors)default
$3,900 new × 40% good × 2.19 allocation
- $6,200
Kitchen & laundry equipment plumbingdefault
$7,100 new × 40% good × 2.19 allocation
- $3,700
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 40% good × 2.19 allocation
- $7,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.19 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $8,800
Paving: driveway & walks (paved)default
$8,000 new × 50% good × 2.19 allocation
- $8,500
Landscaping (typical)default
$7,700 new × 50% good × 2.19 allocation
- $1,600
Patiosdefault
$1,500 new × 50% good × 2.19 allocation
- $1,600
Decks & porches (attached)default
$1,500 new × 50% good × 2.19 allocation
- $71,200
Pool (in-ground)listing
$65,000 new × 50% good × 2.19 allocation
- $178,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$162,500 new × 50% good × 2.19 allocation
- $14,800
Building plumbing & fixturesdefault
$16,900 new × 40% good × 2.19 allocation
- $14,300
Building electrical & lightingdefault
$16,300 new × 40% good × 2.19 allocation
- $14,800
HVACdefault
$16,900 new × 40% good × 2.19 allocation
- $5,100
Hardwood & tile floorsdefault
$5,800 new × 40% good × 2.19 allocation
- $2,300
Fireplacelisting
$2,600 new × 40% good × 2.19 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $66,700 | $91,700 | $700 | $159,200 |
| 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 | $205,100 | $205,100 |
| Total | $66,700 | $91,700 | $229,400 | $387,900 |
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.