Year built
1965
Sqft
1,871
Lot sqft
10,454
HOA / mo
$0
Furnished
No
List date
2026-09-19T16:20:35.000000Z
Revenue
Annual revenue
$58,290
ADR
$221
Occupancy
72%
Cleaning fees (12 mo)
$10,716
Confidence
Low (48.87), 10 comps
Comp revenue range (p25 / median / p75)
Dragonfly Retreat
House · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $3,047ADR $258Occ ≈ 3%4.5★ (2)
Redding Hillside Oasis with Pool!
House · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $49,205ADR $203Occ ≈ 66%5★ (86)
House in the Clouds
Vacation home · 4 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $98,906ADR $352Occ ≈ 77%5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Bright Redding Getaway House | 3 bd · 2 ba · sleeps 6 | $37,182 | $201 | 51% | 5★ (25) | 0.2 mi | AirbnbVrbo |
Dragonfly Retreat House | 3 bd · 2 ba · sleeps 6 | $3,047 | $258 | 3% | 4.5★ (2) | 0.2 mi | Airbnb |
The Bostonian▪︎Pool💦Hot Tub🌀 Arcade🎮Billiards🎱 Vacation home | 4 bd · 2 ba · sleeps 9 | $81,303 | $557 | 40% | 5★ (111) | 0.4 mi | AirbnbVrbo |
Westside 3 bed + office/ 3 king beds/ trails! House | 3 bd · 3 ba · sleeps 9 | $40,556 | $237 | 47% | 5★ (14) | 0.4 mi | AirbnbVrbo |
Andes Restful Retreat House | 3 bd · 2.5 ba · sleeps 7 | $64,989 | $294 | 61% | 4.8★ (75) | 0.4 mi | AirbnbVrbo |
The Trailhouse • Covered Deck🏖Views🌄 Foosball⚽️ House | 3 bd · 2 ba · sleeps 6 | $45,992 | $190 | 66% | 4.9★ (130) | 0.5 mi | AirbnbVrbo |
Summer Retreat | Best Pool by Mary Lake +EV Charge House | 3 bd · 2 ba · sleeps 8 | $89,470 | $299 | 82% | 5★ (111) | 0.5 mi | AirbnbVrboBooking |
Redding Hillside Oasis with Pool! House | 3 bd · 2 ba · sleeps 6 | $49,205 | $203 | 66% | 5★ (86) | 0.6 mi | Airbnb |
House in the Clouds Vacation home | 4 bd · 2 ba · sleeps 8 | $98,906 | $352 | 77% | 5★ (2) | 0.6 mi | Booking |
House In The Clouds - Perfect Summer Getaway House | 4 bd · 2 ba · sleeps 8 | $97,172 | $380 | 70% | 4.8★ (83) | 0.6 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$58,290
NOI
$30,540
Cash flow /mo
$233
Cash needed
$147,410
Cash-on-cash
1.9%
ROE (yr 1)
12.5%
Cap rate
7.1%
DSCR
1.10
Year-1 write-off
$173,708
Year-1 tax shield @ 32%
$55,586
Year-1 return on equity
- Cash flow (annual)$2,799
- Principal paydown$2,807
- Appreciation at%$12,870
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$11,658
- Platform fees (3% of revenue)$1,749
- Maintenance / capex (5% of revenue)$2,915
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,363
- Insurance (STR-rated)$2,510
Cash needed to close
- Down payment (25%)$107,250
- Closing costs (4.0%)$17,160
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$55,586
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
$382,000
Short-life (5/15-yr)
$150,000 · 39%
Year-1 deduction
$174,000
Year-1 tax shield @ 32%
$56,000
Land 11% (county tax record, assessed value split) · building $232,000 over 39 years · new furniture $23,000
Based on: 1,871 sq ft, built 1965, 4 bd / 2 ba, unfurnished, listing features (hot tub, pool, patio, fireplace, flooring types).
IRS-guide safe-harbor floor: $152,000 in year 1 (34% short-life, $49,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,300
Kitchen cabinetsdefault
$9,900 new × 40% good × 2.10 allocation
- $6,800
Kitchen countertopsdefault
$8,100 new × 40% good × 2.10 allocation
- $2,800
Decorative trimdefault
$3,300 new × 40% good × 2.10 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.10 allocation
- $1,300
Shelvingdefault
$1,500 new × 40% good × 2.10 allocation
- $4,000
Window coverings (19)default
$4,800 new × 40% good × 2.10 allocation
- $4,100
Carpet, vinyl & laminate (40% of floors)listing
$4,800 new × 40% good × 2.10 allocation
- $6,500
Kitchen & laundry equipment plumbingdefault
$7,700 new × 40% good × 2.10 allocation
- $3,900
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 40% good × 2.10 allocation
- $6,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.10 allocation
- $7,600
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.10 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $9,400
Paving: driveway & walks (paved)default
$9,000 new × 50% good × 2.10 allocation
- $9,100
Landscaping (typical)default
$8,600 new × 50% good × 2.10 allocation
- $8,900
Patioslisting
$8,400 new × 50% good × 2.10 allocation
- $1,900
Decks & porches (attached)default
$1,800 new × 50% good × 2.10 allocation
- $68,400
Pool (in-ground)listing
$65,000 new × 50% good × 2.10 allocation
- $170,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$202,600 new × 40% good × 2.10 allocation
- $17,700
Building plumbing & fixturesdefault
$21,000 new × 40% good × 2.10 allocation
- $17,700
Building electrical & lightingdefault
$21,000 new × 40% good × 2.10 allocation
- $17,700
HVACdefault
$21,100 new × 40% good × 2.10 allocation
- $6,100
Hardwood & tile floorsdefault
$7,200 new × 40% good × 2.10 allocation
- $2,200
Fireplacelisting
$2,600 new × 40% good × 2.10 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $75,300 | $97,700 | $700 | $173,700 |
| 2 | $0 | $0 | $5,900 | $5,900 |
| 3 | $0 | $0 | $5,900 | $5,900 |
| 4 | $0 | $0 | $5,900 | $5,900 |
| 5 | $0 | $0 | $5,900 | $5,900 |
| 6+ | $0 | $0 | $207,400 | $207,400 |
| Total | $75,300 | $97,700 | $232,000 | $404,900 |
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.