15745 Montgomery Ranch Rd
Redding, CA 96001
$749,900
4 bd · 2 ba · 1,944 sqft · Listed 4d ago
View on Realtor.com →Year built
1984
Sqft
1,944
Lot sqft
142,877
HOA / mo
$0
Furnished
No
List date
2026-09-25T17:05:37.000000Z
Revenue
Annual revenue
$90,648
ADR
$533
Occupancy
47%
Cleaning fees (12 mo)
$9,971
Confidence
Low (42.74), 6 comps
Comp revenue range (p25 / median / p75)
Montgomery Ranch - Main House
Vacation home · 3 bd · 2 ba · sleeps 10 · 0 ft
Revenue $79,197ADR $595Occ ≈ 36%—
Paradise Awaits You
House · 3 bd · 3.5 ba · sleeps 6 · 0.8 mi
Revenue $91,205ADR $402Occ ≈ 62%5★ (32)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Montgomery Ranch - Main House Vacation home | 3 bd · 2 ba · sleeps 10 | $79,197 | $595 | 36% | — | 0 ft | Booking |
Private Lake House with Pool and Sauna House | 3 bd · 2 ba · sleeps 10 | $63,820 | $419 | 42% | 4.9★ (28) | 194 ft | AirbnbVrbo |
Paradise Awaits You House | 3 bd · 3.5 ba · sleeps 6 | $91,205 | $402 | 62% | 5★ (32) | 0.8 mi | Airbnb |
11 Acres, Pool, Fire Pit, Hot Tub, Starlink, EV House | 4 bd · 3 ba · sleeps 10 | $112,453 | $584 | 53% | 5★ (46) | 0.9 mi | AirbnbVrbo |
Pool Hot Tub 360 views EV Charger Palapa Seating House | 4 bd · 3 ba · sleeps 10 | $3,365 | $1,682 | 1% | 5★ (66) | 0.9 mi | AirbnbVrbo |
*Farm/hot tub/game room/Mt. views/fire pit/ponds* House | 4 bd · 3.5 ba · sleeps 12 | $48,051 | $487 | 27% | 5★ (26) | 1.6 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
Est. revenue
$90,648
NOI
$48,431
Cash flow /mo
$4,036
Cash needed
$802,896
Cash-on-cash (all cash)
6.0%
ROE (yr 1)
8.8%
Cap rate
6.5%
DSCR
—
Year-1 write-off
$218,103
Year-1 tax shield @ 32%
$69,793
Year-1 return on equity
- Cash flow (annual)$48,431
- Principal paydown (n/a, cash)$0
- Appreciation at%$22,497
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$18,130
- Platform fees (3% of revenue)$2,719
- Maintenance / capex (5% of revenue)$4,532
- Utilities & supplies$4,200
- HOA$0
- Property tax$9,374
- Insurance (STR-rated)$4,387
Cash needed to close
- Purchase price (all cash)$749,900
- Closing costs (4.0%)$29,996
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$69,793
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
$584,000
Short-life (5/15-yr)
$194,000 · 33%
Year-1 deduction
$218,000
Year-1 tax shield @ 32%
$70,000
Land 22% (county tax record, assessed value split) · building $391,000 over 39 years · new furniture $23,000
Based on: 1,944 sq ft, built 1984, 4 bd / 2 ba, unfurnished, listing features (pool, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $185,000 in year 1 (28% short-life, $59,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,800
Kitchen cabinetsdefault
$10,100 new × 40% good × 3.19 allocation
- $10,500
Kitchen countertopsdefault
$8,200 new × 40% good × 3.19 allocation
- $4,300
Decorative trimdefault
$3,400 new × 40% good × 3.19 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.19 allocation
- $1,900
Shelvingdefault
$1,500 new × 40% good × 3.19 allocation
- $6,100
Window coverings (19)default
$4,800 new × 40% good × 3.19 allocation
- $10,000
Kitchen & laundry equipment plumbingdefault
$7,800 new × 40% good × 3.19 allocation
- $6,000
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 40% good × 3.19 allocation
- $3,600
Appliances (range, dishwasher)listing
$2,800 new × 40% good × 3.19 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $14,600
Paving: driveway & walks (paved)default
$9,100 new × 50% good × 3.19 allocation
- $14,000
Landscaping (typical)default
$8,800 new × 50% good × 3.19 allocation
- $3,100
Patiosdefault
$1,900 new × 50% good × 3.19 allocation
- $3,100
Decks & porches (attached)default
$1,900 new × 50% good × 3.19 allocation
- $103,600
Pool (in-ground)listing
$65,000 new × 50% good × 3.19 allocation
- $268,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$210,600 new × 40% good × 3.19 allocation
- $27,900
Building plumbing & fixturesdefault
$21,900 new × 40% good × 3.19 allocation
- $27,900
Building electrical & lightingdefault
$21,900 new × 40% good × 3.19 allocation
- $27,900
HVACdefault
$21,900 new × 40% good × 3.19 allocation
- $15,900
Hardwood & tile floorsdefault
$12,500 new × 40% good × 3.19 allocation
- $3,400
Fireplacelisting
$2,600 new × 40% good × 3.19 allocation
- $19,100
Septic systemlisting
$12,000 new × 50% good × 3.19 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $78,600 | $138,300 | $1,300 | $218,100 |
| 2 | $0 | $0 | $10,000 | $10,000 |
| 3 | $0 | $0 | $10,000 | $10,000 |
| 4 | $0 | $0 | $10,000 | $10,000 |
| 5 | $0 | $0 | $10,000 | $10,000 |
| 6+ | $0 | $0 | $349,300 | $349,300 |
| Total | $78,600 | $138,300 | $390,600 | $607,500 |
The building's share of the price ($584,000) is 3.2x our depreciated replacement cost of the home ($183,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.