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Rate 7.86% = 7.11% Freddie Mac 30-yr avg (Nov 12) + 0.75% investor premium

461 Mammoth Path

461 Mammoth Path

Redding, CA 96003

$375,000

2 bd · 2 ba · 1,263 sqft · Listed today

View on Realtor.com →
Low confidenceNegative cash flow

Year built

2000

Sqft

1,263

Lot sqft

4,356

HOA / mo

$115

Furnished

No

List date

2026-11-13T08:17:08.000000Z

Revenue

Annual revenue

$23,928

ADR

$79

Occupancy

83%

Cleaning fees (12 mo)

$2,780

Confidence

Low (26.58), 20 comps

Comp revenue range (p25 / median / p75)

$10,690$16,119$34,259

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

Median revenue of shown comps: $16,119

  • Private Guest Suite/4 Mins to Bethel/Laundry WiFI

    Guest house · 1 bd · 1 ba · sleeps 2 · 0.3 mi

    Revenue $12,287ADR $40Occ ≈ 84%5★ (2)

    Airbnb

  • Comfort 4 mins Bethel · 3B/2B · Laundry · BBQ ·Pet

    House · 3 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $34,146ADR $203Occ ≈ 46%—

    Delisted

  • Private room #3 Wifi/Laundry/Kitchen/4min Bethel

    House · 1 bd · 1 ba · sleeps 2 · 0.3 mi

    Revenue $7,125ADR $44Occ ≈ 44%—

    Airbnb

  • Private Master Room/Bath/Kitchen/4 mins Bethel

    House · 1 bd · 1 ba · sleeps 2 · 0.3 mi

    Revenue $9,518ADR $74Occ ≈ 35%—

    Airbnb

  • *New* Overflow 96 | Pool - Hot tub - Central!

    House · 3 bd · 2 ba · sleeps 10 · 0.3 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +3

    Revenue $66,187ADR $304Occ ≈ 60%4.9★ (46)

    AirbnbVrbo

  • Cozy 3-Bedroom Townhome - 30 Day

    Apartment · 3 bd · 2.5 ba · sleeps 4 · 0.3 mi

    Revenue $22,233ADR $94Occ ≈ 65%—

    Delisted

  • Convenient 3-Bdrm Townhome 30Day

    Apartment · 3 bd · 2.5 ba · sleeps 4 · 0.4 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +1

    Revenue $14,549ADR $63Occ ≈ 63%—

    Airbnb

  • Delightful Modern Home, Fireplace, Designers Touch

    House · 3 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $44,759ADR $198Occ ≈ 62%4.9★ (94)

    Delisted

  • Bright & Airy 2BR • Greenbelt• Near Bethel

    Guest house · 2 bd · 1 ba · sleeps 4 · 0.5 mi

    Revenue $35,776ADR $138Occ ≈ 71%4.9★ (300)

    Airbnb

  • Peace House - Master Suite with Private Bath

    Bed & Breakfast · 1 bd · 1 ba · sleeps 2 · 0.5 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $10,786ADR $88Occ ≈ 34%5★ (11)

    Airbnb

Show 10 more

  • 2 Bedroom Guesthouse - 1.5 miles to Bethel / I-5

    Guest house · 2 bd · 1 ba · sleeps 6 · 0.6 mi

    Revenue $31,396ADR $118Occ ≈ 73%4.9★ (373)

    AirbnbVrbo

  • Blue Room @ Peace House/Walk to Bethel

    Bed & Breakfast · 1 bd · 1 ba · sleeps 2 · 0.6 mi

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

    Revenue $12,035ADR $54Occ ≈ 61%5★ (212)

    Airbnb

  • Family Friendly close to I-5

    House · 3 bd · 2 ba · sleeps 8 · 0.6 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +1

    Revenue $46,116ADR $170Occ ≈ 74%4.9★ (334)

    Airbnb

  • Floral Room @ Peace House/Walk to Bethel

    Bed & Breakfast · 1 bd · 1 ba · sleeps 2 · 0.6 mi

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

    Revenue $11,038ADR $60Occ ≈ 50%5★ (133)

    Airbnb

  • Parkside 3BR Retreat • 2 Kings Beds • Near Bethel

    House · 3 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $34,598ADR $194Occ ≈ 49%4.8★ (6)

    Delisted

  • Country Oak OASIS With Pool

    House · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $20,071ADR $136Occ ≈ 40%—

    Airbnb

  • King Bed Glory Room

    House · 1 bd · 1 ba · sleeps 2 · 0.7 mi

    Revenue $9,360ADR $42Occ ≈ 61%4.9★ (9)

    Airbnb

  • *ALL BRAND NEW** QUEEN BED

    House · 1 bd · 1 ba · sleeps 2 · 0.7 mi

    Revenue $10,400ADR $59Occ ≈ 48%5★ (1)

    Airbnb

  • Stunning Beauty QUEEN BED

    House · 2 bd · 1 ba · sleeps 1 · 0.7 mi

    Revenue $1,780ADR $71Occ ≈ 7%5★ (10)

    Airbnb

  • Peaceful Home on a Hill with Porch View

    House · 3 bd · 2 ba · sleeps 7 · 0.7 mi

    Revenue $17,689ADR $143Occ ≈ 34%4.8★ (11)

    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 7.86% = 7.11% Freddie Mac 30-yr avg (Nov 12) + 0.75% investor premium

Est. revenue

$23,928

NOI

$5,329

Cash flow /mo

-$1,592

Cash needed

$124,750

Cash-on-cash

-15.3%

ROE (yr 1)

-4.4%

Cap rate

1.4%

DSCR

0.22

Year-1 write-off

$80,717

Year-1 tax shield @ 32%

$25,829

Year-1 return on equity

  • Cash flow (annual)-$19,107
  • Principal paydown$2,415
  • Appreciation at%$11,250
ROE-4.4%

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)$4,786
  • Platform fees (3% of revenue)$718
  • Maintenance / capex (5% of revenue)$1,196
  • Utilities & supplies$4,200
  • HOA$1,380
  • Property tax$4,688
  • Insurance (STR-rated)$2,194

Cash needed to close

  • Down payment (25%)$93,750
  • Closing costs (4.0%)$15,000
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$25,829

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

$279,000

Short-life (5/15-yr)

$64,000 · 23%

Year-1 deduction

$81,000

Year-1 tax shield @ 32%

$26,000

Land 26% (county tax record, assessed value split) · building $214,000 over 39 years · new furniture $16,000

Based on: 1,263 sq ft, built 2000, 2 bd / 2 ba, unfurnished, listing features (flooring types).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $62,000 in year 1 (17% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$61,600

  • Kitchen cabinetsdefault

    $8,600 new × 40% good × 2.22 allocation

    $7,600

  • Kitchen countertopsdefault

    $7,000 new × 40% good × 2.22 allocation

    $6,200

  • Decorative trimdefault

    $2,200 new × 40% good × 2.22 allocation

    $2,000

  • Mirrorsdefault

    $300 new × 40% good × 2.22 allocation

    $300

  • Shelvingdefault

    $900 new × 40% good × 2.22 allocation

    $800

  • Window coverings (13)default

    $3,300 new × 40% good × 2.22 allocation

    $2,900

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

    $8,100 new × 40% good × 2.22 allocation

    $7,200

  • Kitchen & laundry equipment plumbingdefault

    $6,700 new × 48% good × 2.22 allocation

    $7,100

  • Kitchen, laundry & data equipment electricaldefault

    $4,000 new × 48% good × 2.22 allocation

    $4,300

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

    $8,100 new × 40% good × 2.22 allocation

    $7,200

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$18,800

  • Paving: driveway & walks (paved)default

    $7,400 new × 50% good × 2.22 allocation

    $8,200

  • Landscaping (typical)default

    $7,100 new × 50% good × 2.22 allocation

    $7,900

  • Patiosdefault

    $1,200 new × 50% good × 2.22 allocation

    $1,400

  • Decks & porches (attached)default

    $1,200 new × 50% good × 2.22 allocation

    $1,400
Building, 39-year$214,400

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

    $136,800 new × 57% good × 2.22 allocation

    $172,400

  • Building plumbing & fixturesdefault

    $14,200 new × 48% good × 2.22 allocation

    $15,100

  • Building electrical & lightingdefault

    $13,300 new × 48% good × 2.22 allocation

    $14,200

  • HVACdefault

    $14,200 new × 40% good × 2.22 allocation

    $12,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$61,600$18,800$200$80,700
2$0$0$5,500$5,500
3$0$0$5,500$5,500
4$0$0$5,500$5,500
5$0$0$5,500$5,500
6+$0$0$192,200$192,200
Total$61,600$18,800$214,400$294,900

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, 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.