416 Arbor Pl
Redding, CA 96001
$910,000
4 bd · 3 ba · 3,121 sqft · Listed 1d ago
View on Realtor.com →Year built
1990
Sqft
3,121
Lot sqft
15,246
HOA / mo
$0
Furnished
No
List date
2026-09-30T21:20:49.000000Z
Revenue
Annual revenue
$41,380
ADR
$154
Occupancy
74%
Cleaning fees (12 mo)
$5,561
Confidence
Low (16.92), 10 comps
Comp revenue range (p25 / median / p75)
Havilah-Midcentury Modern 3/3 home
House · 3 bd · 3 ba · sleeps 7 · 0.4 mi
Revenue $31,363ADR $100Occ ≈ 86%4.5★ (8)
Shasta Lake Sanctuary!
House · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $90,551ADR $503Occ ≈ 49%4.8★ (15)
Royal Oaks Cottage w/ direct park access
House · 3 bd · 2 ba · sleeps 7 · 0.6 mi
Revenue $36,398ADR $159Occ ≈ 63%4.9★ (179)
Light Filled Home with Beautiful Garden
House · 5 bd · 2 ba · sleeps 7 · 0.7 mi
Revenue $4,276ADR $143Occ ≈ 8%4.5★ (4)
Mid Century Modern Resort Home w/pool
House · 5 bd · 2 ba · sleeps 14 · 0.7 mi
Revenue $3,298ADR $194Occ ≈ 5%4.9★ (82)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
|Riverside Retreat| Pool - Spa - River Trail House | 3 bd · 2 ba · sleeps 8 | $77,767 | $323 | 66% | 4.8★ (186) | 0.2 mi | AirbnbVrbo |
Havilah-Midcentury Modern 3/3 home House | 3 bd · 3 ba · sleeps 7 | $31,363 | $100 | 86% | 4.5★ (8) | 0.4 mi | Airbnb |
Charming and Spacious Renovated 1940’s Home House | 4 bd · 2 ba · sleeps 8 | $1,209 | $0 | — | 5★ (41) | 0.5 mi | AirbnbVrbo |
FAMILY FUN GETAWAY !! 🎱🏓RecRoom⚽️🕹 BBQ♨️FirePit House | 4 bd · 3 ba · sleeps 10 | $60,144 | $341 | 48% | 4.8★ (202) | 0.5 mi | AirbnbVrbo |
Shasta Lake Sanctuary! House | 3 bd · 2 ba · sleeps 8 | $90,551 | $503 | 49% | 4.8★ (15) | 0.5 mi | Airbnb |
Royal Oaks Cottage w/ direct park access House | 3 bd · 2 ba · sleeps 7 | $36,398 | $159 | 63% | 4.9★ (179) | 0.6 mi | Airbnb |
Westside ^Cottage^ House | 3 bd · 2 ba · sleeps 6 | $32,594 | $111 | 80% | 4.9★ (111) | 0.6 mi | AirbnbVrbo |
Light Filled Home with Beautiful Garden House | 5 bd · 2 ba · sleeps 7 | $4,276 | $143 | 8% | 4.5★ (4) | 0.7 mi | Airbnb |
Aloha House House | 3 bd · 2 ba · sleeps 6 | $34,666 | $156 | 61% | 4.8★ (166) | 0.7 mi | Airbnb |
Mid Century Modern Resort Home w/pool House | 5 bd · 2 ba · sleeps 14 | $3,298 | $194 | 5% | 4.9★ (82) | 0.7 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$41,380
NOI
$10,260
Cash flow /mo
-$4,049
Cash needed
$286,900
Cash-on-cash
-16.9%
ROE (yr 1)
-5.3%
Cap rate
1.1%
DSCR
0.17
Year-1 write-off
$204,443
Year-1 tax shield @ 32%
$65,422
Year-1 return on equity
- Cash flow (annual)-$48,584
- Principal paydown$5,955
- Appreciation at%$27,300
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)$8,276
- Platform fees (3% of revenue)$1,241
- Maintenance / capex (5% of revenue)$2,069
- Utilities & supplies$4,200
- HOA$0
- Property tax$11,375
- Insurance (STR-rated)$5,324
Cash needed to close
- Down payment (25%)$227,500
- Closing costs (4.0%)$36,400
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$65,422
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
$711,000
Short-life (5/15-yr)
$180,000 · 25%
Year-1 deduction
$204,000
Year-1 tax shield @ 32%
$65,000
Land 22% (county tax record, assessed value split) · building $531,000 over 39 years · new furniture $23,000
Based on: 3,121 sq ft, built 1990, 4 bd / 3 ba, unfurnished, listing features (pool, deck, patio, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $120,000 in year 1 (13% short-life, $38,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,400
Kitchen cabinetsdefault
$12,600 new × 40% good × 2.85 allocation
- $11,800
Kitchen countertopsdefault
$10,300 new × 40% good × 2.85 allocation
- $6,200
Decorative trimdefault
$5,500 new × 40% good × 2.85 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.85 allocation
- $1,700
Shelvingdefault
$1,500 new × 40% good × 2.85 allocation
- $8,800
Window coverings (31)default
$7,800 new × 40% good × 2.85 allocation
- $11,200
Kitchen & laundry equipment plumbingdefault
$9,800 new × 40% good × 2.85 allocation
- $6,800
Kitchen, laundry & data equipment electricaldefault
$5,900 new × 40% good × 2.85 allocation
- $9,200
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.85 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $16,500
Paving: driveway & walks (paved)default
$11,600 new × 50% good × 2.85 allocation
- $15,900
Landscaping (typical)default
$11,100 new × 50% good × 2.85 allocation
- $20,000
Patioslisting
$14,000 new × 50% good × 2.85 allocation
- $50,000
Decks & porches (attached)listing
$35,100 new × 50% good × 2.85 allocation
- $6,800
Pool (above-ground)listing
$6,000 new × 40% good × 2.85 allocation
- $386,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$339,100 new × 40% good × 2.85 allocation
- $40,100
Building plumbing & fixturesdefault
$35,200 new × 40% good × 2.85 allocation
- $41,900
Building electrical & lightingdefault
$36,800 new × 40% good × 2.85 allocation
- $40,000
HVACdefault
$35,200 new × 40% good × 2.85 allocation
- $22,900
Hardwood & tile floorsdefault
$20,100 new × 40% good × 2.85 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $93,600 | $109,100 | $1,700 | $204,400 |
| 2 | $0 | $0 | $13,600 | $13,600 |
| 3 | $0 | $0 | $13,600 | $13,600 |
| 4 | $0 | $0 | $13,600 | $13,600 |
| 5 | $0 | $0 | $13,600 | $13,600 |
| 6+ | $0 | $0 | $474,800 | $474,800 |
| Total | $93,600 | $109,100 | $530,900 | $733,700 |
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.