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Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium

2965 Brookside Dr

2965 Brookside Dr

Redding, CA 96001

$335,000

3 bd · 2 ba · 1,393 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

1986

Sqft

1,393

Lot sqft

9,583

HOA / mo

None

Furnished

No

List date

2026-10-05T15:19:23.000000Z

Revenue

Annual revenue

$41,457

ADR

$205

Occupancy

55%

Cleaning fees (12 mo)

$5,328

Confidence

Med (58.14), 5 comps

Comp revenue range (p25 / median / p75)

$31,504$35,990$52,578

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $35,990Checking amenities for 4 listings…

  • Modern Comforts at Olney Creek Outpost

    House · 3 bd · 2 ba · sleeps 8 · 0.2 mi

    Revenue $21,476ADR $321Occ ≈ 18%4.9★ (11)

    AirbnbVrbo

  • Hidden Charm- A cozy home with Pool & Game room

    House · 3 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $35,990ADR $180Occ ≈ 55%4.8★ (134)

    AirbnbVrbo

  • Comfortable home near river access trail

    House · 3 bd · 1 ba · sleeps 6 · 1.5 mi

    Revenue $64,716ADR $311Occ ≈ 57%4.8★ (48)

    AirbnbVrboBooking

  • Newly Remodeled Charming home!

    House · 3 bd · 1 ba · sleeps 5 · 1.9 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen

    Revenue $31,504ADR $190Occ ≈ 45%4.8★ (32)

    AirbnbVrbo

  • Renovated Home - 3Bd/2Ba, Washer & Dryer

    House · 3 bd · 2 ba · sleeps 6 · 1.9 mi

    Revenue $52,578ADR $197Occ ≈ 73%5★ (181)

    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
Management
Term

Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium

Est. revenue

$41,457

NOI

$20,004

Cash flow /mo

-$182

Cash needed

$116,650

Cash-on-cash

-1.9%

ROE (yr 1)

8.5%

Cap rate

6.0%

DSCR

0.90

Year-1 write-off

$92,747

Year-1 tax shield @ 32%

$29,679

Year-1 return on equity

  • Cash flow (annual)-$2,182
  • Principal paydown$2,086
  • Appreciation at%$10,050
ROE8.5%

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)$8,291
  • Platform fees (3% of revenue)$1,244
  • Maintenance / capex (5% of revenue)$2,073
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$4,188
  • Insurance (STR-rated)$1,960

Cash needed to close

  • Down payment (25%)$83,750
  • Closing costs (4.0%)$13,400
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$29,679

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

$252,000

Short-life (5/15-yr)

$73,000 · 29%

Year-1 deduction

$93,000

Year-1 tax shield @ 32%

$30,000

Land 25% (county tax record, assessed value split) · building $179,000 over 39 years · new furniture $20,000

Based on: 1,393 sq ft, built 1986, 3 bd / 2 ba, unfurnished, listing features (patio, fence, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $73,000 in year 1 (21% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$60,500

  • Kitchen cabinetsdefault

    $8,900 new × 40% good × 2.22 allocation

    $7,900

  • Kitchen countertopsdefault

    $7,200 new × 40% good × 2.22 allocation

    $6,400

  • Decorative trimdefault

    $2,400 new × 40% good × 2.22 allocation

    $2,200

  • Mirrorsdefault

    $300 new × 40% good × 2.22 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 2.22 allocation

    $1,100

  • Window coverings (14)default

    $3,500 new × 40% good × 2.22 allocation

    $3,100

  • Carpet, vinyl & laminate (50% of floors)listing

    $4,500 new × 40% good × 2.22 allocation

    $4,000

  • Kitchen & laundry equipment plumbingdefault

    $6,900 new × 40% good × 2.22 allocation

    $6,100

  • Kitchen, laundry & data equipment electricaldefault

    $4,200 new × 40% good × 2.22 allocation

    $3,700

  • Appliances (range, dishwasher, refrigerator, washer, dryer)listing

    $7,000 new × 40% good × 2.22 allocation

    $6,200

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$32,100

  • Paving: driveway & walks (paved)listing

    $7,700 new × 50% good × 2.22 allocation

    $8,600

  • Landscaping (typical)default

    $7,400 new × 50% good × 2.22 allocation

    $8,300

  • Patioslisting

    $6,300 new × 50% good × 2.22 allocation

    $7,000

  • Decks & porches (attached)default

    $1,400 new × 50% good × 2.22 allocation

    $1,500

  • Fencinglisting

    $6,000 new × 50% good × 2.22 allocation

    $6,700
Building, 39-year$179,300

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

    $150,700 new × 40% good × 2.22 allocation

    $134,100

  • Building plumbing & fixturesdefault

    $15,600 new × 40% good × 2.22 allocation

    $13,900

  • Building electrical & lightingdefault

    $14,900 new × 40% good × 2.22 allocation

    $13,300

  • HVACdefault

    $15,700 new × 40% good × 2.22 allocation

    $14,000

  • Hardwood & tile floorsdefault

    $4,500 new × 40% good × 2.22 allocation

    $4,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$60,500$32,100$200$92,700
2$0$0$4,600$4,600
3$0$0$4,600$4,600
4$0$0$4,600$4,600
5$0$0$4,600$4,600
6+$0$0$160,700$160,700
Total$60,500$32,100$179,300$271,800

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.