8064 Churn Creek Rd
Redding, CA 96002
$490,000
4 bd · 2 ba · 2,441 sqft · Listed 1d ago
View on Realtor.com →Year built
1959
Sqft
2,441
Lot sqft
141,570
HOA / mo
$0
Furnished
No
List date
2026-10-12T16:59:35.000000Z
Revenue
Annual revenue
$43,474
ADR
$204
Occupancy
58%
Cleaning fees (12 mo)
$6,779
Confidence
Low (45.37), 15 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $39,391
Renovated Home - 3Bd/2Ba, Washer & Dryer
House · 3 bd · 2 ba · sleeps 6 · 0.8 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $52,578ADR $197Occ ≈ 73%5★ (183)
GHouse@ Lilac | Redding (Airport) Her.Hauspitality
House · 3 bd · 2 ba · sleeps 6 · 1.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $21,909ADR $142Occ ≈ 42%5★ (2)
Redding retreat for Large Family / Entire house
House · 4 bd · 2 ba · sleeps 8 · 1.4 mi
- A/C
- Wifi
- Kitchen
- Washer
- +1
Revenue $37,145ADR $227Occ ≈ 45%5★ (123)
Foosball+King Bed Costco Closeby Huge Master Suite
House · 4 bd · 2.5 ba · sleeps 10 · 1.8 mi
Revenue $42,149ADR $270Occ ≈ 43%4.2★ (17)
Sweet Escape. Cozy, central, fireplace & Netflix.
House · 3 bd · 2 ba · sleeps 8 · 1.9 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $46,477ADR $162Occ ≈ 79%4.8★ (399)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Renovated Home - 3Bd/2Ba, Washer & Dryer House
| 3 bd · 2 ba · sleeps 6 | $52,578 | $197 | 73% | 5★ (183) | 0.8 mi | Airbnb |
Evergreen Retreat | Spacious + family friendly House
| 5 bd · 2.5 ba · sleeps 12 | $90,751 | $552 | 45% | 4.8★ (34) | 1.0 mi | AirbnbVrbo |
GHouse@ Lilac | Redding (Airport) Her.Hauspitality House
| 3 bd · 2 ba · sleeps 6 | $21,909 | $142 | 42% | 5★ (2) | 1.1 mi | Airbnb |
Redding retreat for Large Family / Entire house House
| 4 bd · 2 ba · sleeps 8 | $37,145 | $227 | 45% | 5★ (123) | 1.4 mi | Airbnb |
Newly Remodeled Charming home! House
| 3 bd · 1 ba · sleeps 5 | $31,504 | $190 | 45% | 4.8★ (32) | 1.6 mi | AirbnbVrbo |
Hidden Charm- A cozy home with Pool & Game room House
| 3 bd · 2 ba · sleeps 6 | $35,990 | $180 | 55% | 4.8★ (134) | 1.6 mi | AirbnbVrbo |
The Rivercrest Branch House | Spacious + Bright House
| 4 bd · 2.5 ba · sleeps 9 | $47,857 | $391 | 34% | 4.7★ (20) | 1.8 mi | AirbnbVrboBooking |
Large 4 bedroom w/ play space, office, 3 king beds House
| 4 bd · 3 ba · sleeps 10 | $50,170 | $247 | 56% | 5★ (43) | 1.8 mi | AirbnbVrbo |
Foosball+King Bed Costco Closeby Huge Master Suite House | 4 bd · 2.5 ba · sleeps 10 | $42,149 | $270 | 43% | 4.2★ (17) | 1.8 mi | Airbnb |
Sweet Escape. Cozy, central, fireplace & Netflix. House
| 3 bd · 2 ba · sleeps 8 | $46,477 | $162 | 79% | 4.8★ (399) | 1.9 mi | Airbnb |
Show 5 more
LUXE Modern getaway retreat
House · 3 bd · 1.5 ba · sleeps 6 · 1.9 mi
Revenue $10,293ADR $155Occ ≈ 18%4.8★ (7)
Delisted
Large Redding, CA Oasis
House · 5 bd · 3 ba · sleeps 15 · 2.1 mi
Revenue $2,895ADR $505Occ ≈ 2%4★ (6)
Gorgeous Riverside Home Close to Bethel Church
House · 3 bd · 2 ba · sleeps 8 · 2.1 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $39,391ADR $328Occ ≈ 33%4.9★ (98)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
LUXE Modern getaway retreat House | 3 bd · 1.5 ba · sleeps 6 | $10,293 | $155 | 18% | 4.8★ (7) | 1.9 mi | Delisted |
Modern Comforts at Olney Creek Outpost House
| 3 bd · 2 ba · sleeps 8 | $21,476 | $321 | 18% | 4.9★ (11) | 2.0 mi | AirbnbVrbo |
Comfortable home near river access trail House
| 3 bd · 1 ba · sleeps 6 | $64,716 | $311 | 57% | 4.8★ (48) | 2.1 mi | AirbnbVrboBooking |
Large Redding, CA Oasis House | 5 bd · 3 ba · sleeps 15 | $2,895 | $505 | 2% | 4★ (6) | 2.1 mi | Booking |
Gorgeous Riverside Home Close to Bethel Church House
| 3 bd · 2 ba · sleeps 8 | $39,391 | $328 | 33% | 4.9★ (98) | 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$43,474
NOI
$18,845
Cash flow /mo
-$1,165
Cash needed
$165,100
Cash-on-cash
-8.5%
ROE (yr 1)
2.2%
Cap rate
3.8%
DSCR
0.57
Year-1 write-off
$109,684
Year-1 tax shield @ 32%
$35,099
Year-1 return on equity
- Cash flow (annual)-$13,977
- Principal paydown$2,980
- Appreciation at%$14,700
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)$8,695
- Platform fees (3% of revenue)$1,304
- Maintenance / capex (5% of revenue)$2,174
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,125
- Insurance (STR-rated)$2,867
Cash needed to close
- Down payment (25%)$122,500
- Closing costs (4.0%)$19,600
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$35,099
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
$420,000
Short-life (5/15-yr)
$86,000 · 21%
Year-1 deduction
$110,000
Year-1 tax shield @ 32%
$35,000
Land 14% (county tax record, assessed value split) · building $334,000 over 39 years · new furniture $23,000
Based on: 2,441 sq ft, built 1959, 4 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $83,000 in year 1 (14% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,000
Kitchen cabinetsdefault
$11,200 new × 40% good × 2.25 allocation
- $8,200
Kitchen countertopsdefault
$9,100 new × 40% good × 2.25 allocation
- $3,800
Decorative trimdefault
$4,300 new × 40% good × 2.25 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.25 allocation
- $1,300
Shelvingdefault
$1,500 new × 40% good × 2.25 allocation
- $5,400
Window coverings (24)default
$6,000 new × 40% good × 2.25 allocation
- $9,400
Carpet, vinyl & laminate (67% of floors)listing
$10,500 new × 40% good × 2.25 allocation
- $7,800
Kitchen & laundry equipment plumbingdefault
$8,700 new × 40% good × 2.25 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 40% good × 2.25 allocation
- $7,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.25 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $11,500
Paving: driveway & walks (paved)default
$10,200 new × 50% good × 2.25 allocation
- $11,100
Landscaping (typical)default
$9,900 new × 50% good × 2.25 allocation
- $2,700
Patiosdefault
$2,400 new × 50% good × 2.25 allocation
- $2,700
Decks & porches (attached)default
$2,400 new × 50% good × 2.25 allocation
- $238,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$264,900 new × 40% good × 2.25 allocation
- $24,700
Building plumbing & fixturesdefault
$27,500 new × 40% good × 2.25 allocation
- $25,400
Building electrical & lightingdefault
$28,200 new × 40% good × 2.25 allocation
- $24,700
HVACdefault
$27,500 new × 40% good × 2.25 allocation
- $4,700
Hardwood & tile floorsdefault
$5,200 new × 40% good × 2.25 allocation
- $2,400
Fireplacelisting
$2,600 new × 40% good × 2.25 allocation
- $13,500
Septic systemlisting
$12,000 new × 50% good × 2.25 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $81,300 | $28,000 | $400 | $109,700 |
| 2 | $0 | $0 | $8,600 | $8,600 |
| 3 | $0 | $0 | $8,600 | $8,600 |
| 4 | $0 | $0 | $8,600 | $8,600 |
| 5 | $0 | $0 | $8,600 | $8,600 |
| 6+ | $0 | $0 | $299,100 | $299,100 |
| Total | $81,300 | $28,000 | $333,700 | $443,000 |
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.