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

16834 Winchell Dr

16834 Winchell Dr

Redding, CA 96003

$364,900

5 bd · 2 ba · 1,481 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

2006

Sqft

1,481

Lot sqft

7,405

HOA / mo

$0

Furnished

No

List date

2026-10-05T20:43:04.000000Z

Revenue

Annual revenue

$63,515

ADR

$274

Occupancy

64%

Cleaning fees (12 mo)

$11,979

Confidence

Low (37.03), 16 comps

Comp revenue range (p25 / median / p75)

$27,251$63,461$75,029

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

Median revenue of shown comps: $63,461Checking amenities for 9 listings…

  • Family Holiday Retreat

    House · 4 bd · 2 ba · sleeps 8 · 1.0 mi

    Revenue $37,819ADR $220Occ ≈ 47%5★ (289)

    AirbnbVrbo

  • Modern 4BR Retreat | Hot Tub • BBQ • Boat Parking

    House · 4 bd · 2 ba · sleeps 9 · 1.1 mi

    Revenue $78,860ADR $367Occ ≈ 59%5★ (250)

    AirbnbVrbo

  • The ARK Villa | Mountain Views | Pool

    Villa · 4 bd · 3 ba · sleeps 11 · 1.9 mi

    • Pool
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $70,296ADR $452Occ ≈ 43%4.9★ (107)

    AirbnbVrbo

  • |The Ritz 66| Posh + Pool + Views!

    House · 4 bd · 2.5 ba · sleeps 12 · 2.1 mi

    Revenue $8,759ADR $505Occ ≈ 5%5★ (3)

    Airbnb

  • Epic Views | Luxe Pool | Sauna | Firepit | EV charging | 1-Level Home | Boats OK

    House · 4 bd · 2.5 ba · sleeps 12 · 2.2 mi

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $13,825ADR $644Occ ≈ 6%5★ (1)

    Vrbo

  • Epic Views| Lux Pool | Sauna | Firepit| Boats & EV

    House · 4 bd · 2.5 ba · sleeps 12 · 2.2 mi

    • Pool
    • A/C
    • Wifi
    • Kitchen
    • +5

    Revenue $31,726ADR $694Occ ≈ 13%5★ (7)

    Airbnb

  • Redding Getaway w/ Hot Tub & Outdoor Kitchen!

    House · 5 bd · 3 ba · sleeps 10 · 2.2 mi

    • Hot tub
    • Pool
    • A/C
    • Wifi
    • +4

    Revenue $112,212ADR $812Occ ≈ 38%4.8★ (38)

    AirbnbVrboBooking

  • Relax & Refresh Family Pool House w/ BBQ

    House · 4 bd · 2 ba · sleeps 10 · 2.2 mi

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +2

    Revenue $67,458ADR $238Occ ≈ 78%5★ (282)

    AirbnbVrbo

  • FAMILY FUN GETAWAY !! 🎱🏓RecRoom⚽️🕹 BBQ♨️FirePit

    House · 4 bd · 3 ba · sleeps 10 · 2.3 mi

    Revenue $59,463ADR $336Occ ≈ 48%4.8★ (202)

    AirbnbVrbo

  • Light Filled Home with Beautiful Garden

    House · 5 bd · 2 ba · sleeps 7 · 2.9 mi

    Revenue $8,939ADR $153Occ ≈ 16%4.5★ (4)

    Airbnb

Show 6 more

  • Cozy 4bd House with Hot tub and Pool, Quiet Area

    House · 4 bd · 3 ba · sleeps 9 · 2.9 mi

    Revenue $70,125ADR $344Occ ≈ 56%4.9★ (102)

    AirbnbVrbo

  • House In The Clouds - Perfect Summer Getaway

    House · 4 bd · 2 ba · sleeps 8 · 3.0 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $95,450ADR $377Occ ≈ 69%4.8★ (87)

    AirbnbVrbo

  • The Stratford | Pool/Hot Tub + Arcade + Airhockey!

    House · 4 bd · 3 ba · sleeps 11 · 3.0 mi

    Revenue $73,752ADR $475Occ ≈ 43%4.8★ (89)

    AirbnbVrbo

  • House in the Clouds

    Vacation home · 4 bd · 2 ba · sleeps 8 · 3.0 mi

    Revenue $99,935ADR $360Occ ≈ 76%5★ (2)

    Booking

  • Charming Vintage Home with Character and a View

    House · 4 bd · 2 ba · sleeps 9 · 3.3 mi

    Revenue $9,192ADR $162Occ ≈ 16%4.7★ (24)

    Airbnb

  • Cozy Shasta Retreat.

    House · 4 bd · 2 ba · sleeps 7 · 3.4 mi

    Revenue $35,941ADR $167Occ ≈ 59%4.7★ (75)

    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

$63,515

NOI

$35,382

Cash flow /mo

$935

Cash needed

$132,321

Cash-on-cash

8.5%

ROE (yr 1)

18.5%

Cap rate

9.7%

DSCR

1.46

Year-1 write-off

$86,685

Year-1 tax shield @ 32%

$27,739

Year-1 return on equity

  • Cash flow (annual)$11,216
  • Principal paydown$2,273
  • Appreciation at%$10,947
ROE18.5%

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)$12,703
  • Platform fees (3% of revenue)$1,905
  • Maintenance / capex (5% of revenue)$3,176
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$4,561
  • Insurance (STR-rated)$2,135

Cash needed to close

  • Down payment (25%)$91,225
  • Closing costs (4.0%)$14,596
  • Furnishing (bought new)$26,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$27,739

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

$300,000

Short-life (5/15-yr)

$60,000 · 20%

Year-1 deduction

$87,000

Year-1 tax shield @ 32%

$28,000

Land 18% (county tax record, assessed value split) · building $241,000 over 39 years · new furniture $27,000

Based on: 1,481 sq ft, built 2006, 5 bd / 2 ba, unfurnished, listing features (flooring types).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $70,000 in year 1 (14% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$69,600

  • Kitchen cabinetsdefault

    $9,000 new × 40% good × 1.81 allocation

    $6,600

  • Kitchen countertopsdefault

    $7,400 new × 40% good × 1.81 allocation

    $5,400

  • Decorative trimdefault

    $2,600 new × 40% good × 1.81 allocation

    $1,900

  • Mirrorsdefault

    $300 new × 40% good × 1.81 allocation

    $200

  • Shelvingdefault

    $1,800 new × 40% good × 1.81 allocation

    $1,300

  • Window coverings (15)default

    $3,800 new × 40% good × 1.81 allocation

    $2,700

  • Carpet, vinyl & laminate (100% of floors)listing

    $9,500 new × 40% good × 1.81 allocation

    $6,900

  • Kitchen & laundry equipment plumbingdefault

    $7,000 new × 60% good × 1.81 allocation

    $7,700

  • Kitchen, laundry & data equipment electricaldefault

    $4,300 new × 60% good × 1.81 allocation

    $4,600

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 1.81 allocation

    $5,900

  • Furniture bought newlisting

    $26,500 new × 100% good · bought separately

    $26,500
15-year land improvements$16,800

  • Paving: driveway & walks (paved)default

    $8,000 new × 50% good × 1.81 allocation

    $7,200

  • Landscaping (typical)default

    $7,700 new × 50% good × 1.81 allocation

    $7,000

  • Patiosdefault

    $1,500 new × 50% good × 1.81 allocation

    $1,300

  • Decks & porches (attached)default

    $1,500 new × 50% good × 1.81 allocation

    $1,300
Building, 39-year$240,600

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

    $159,700 new × 67% good × 1.81 allocation

    $192,900

  • Building plumbing & fixturesdefault

    $16,600 new × 60% good × 1.81 allocation

    $18,100

  • Building electrical & lightingdefault

    $16,000 new × 60% good × 1.81 allocation

    $17,400

  • HVACdefault

    $16,700 new × 40% good × 1.81 allocation

    $12,100

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$69,600$16,800$300$86,700
2$0$0$6,200$6,200
3$0$0$6,200$6,200
4$0$0$6,200$6,200
5$0$0$6,200$6,200
6+$0$0$215,600$215,600
Total$69,600$16,800$240,600$327,000

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.