2309 Harlan Dr

Redding, CA 96003

$387,500

3 bd · 2 ba · 1,331 sqft · Listed 1d ago

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Low confidence

Year built

1987

Sqft

1,331

Lot sqft

10,019

HOA / mo

Furnished

List date

2026-10-15T20:18:45.000000Z

Revenue

Annual revenue

$70,068

ADR

$241

Occupancy

80%

Cleaning fees (12 mo)

$8,194

Confidence

Low (32.65), 6 comps

Comp revenue range (p25 / median / p75)

$35,251$62,564$81,573

Median revenue of shown comps: $62,564

Lake Redding Home Mins From Sacramento River trail
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $2,520ADR $193Occ ≈ 4%—
Airbnb
|Riverside Retreat| Pool - Spa - River Trail
House · 3 bd · 2 ba · sleeps 8 · 0.4 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $79,217ADR $332Occ ≈ 65%4.9★ (192)
Airbnb Vrbo
Shasta Lake Sanctuary!
House · 3 bd · 2 ba · sleeps 8 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +4
Revenue $82,358ADR $492Occ ≈ 46%4.8★ (15)
Airbnb
Kingsview Luxury above the city 1 King 2 Queens
House · 3 bd · 2 ba · sleeps 6 · 0.5 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $112,199ADR $419Occ ≈ 73%5★ (85)
Airbnb Vrbo
The Watercress*walk by the river play in the park!
House · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $45,911ADR $162Occ ≈ 78%4.8★ (217)
Delisted
Westside ^Cottage^
House · 3 bd · 2 ba · sleeps 6 · 0.6 mi
- Free parking
- Wifi
- Kitchen
- Washer
- +1
Revenue $31,698ADR $108Occ ≈ 80%4.9★ (111)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Lake Redding Home Mins From Sacramento River trail House A/C Free parking Wifi Kitchen +2	3 bd · 2 ba · sleeps 6	$2,520	$193	4%	—	0.4 mi	Airbnb
\|Riverside Retreat\| Pool - Spa - River Trail House Hot tub Pool A/C Free parking +5	3 bd · 2 ba · sleeps 8	$79,217	$332	65%	4.9★ (192)	0.4 mi	Airbnb Vrbo
Shasta Lake Sanctuary! House A/C Free parking Wifi Kitchen +4	3 bd · 2 ba · sleeps 8	$82,358	$492	46%	4.8★ (15)	0.5 mi	Airbnb
Kingsview Luxury above the city 1 King 2 Queens House Hot tub Pool A/C Free parking +6	3 bd · 2 ba · sleeps 6	$112,199	$419	73%	5★ (85)	0.5 mi	Airbnb Vrbo
The Watercress*walk by the river play in the park! House	3 bd · 2 ba · sleeps 6	$45,911	$162	78%	4.8★ (217)	0.5 mi	Delisted
Westside ^Cottage^ House Free parking Wifi Kitchen Washer +1	3 bd · 2 ba · sleeps 6	$31,698	$108	80%	4.9★ (111)	0.6 mi	Airbnb Vrbo

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

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$70,068

NOI

$39,720

Cash flow /mo

$3,310

Cash needed

$422,500

Cash-on-cash (all cash)

9.4%

ROE (yr 1)

12.2%

Cap rate

10.3%

DSCR

—

Year-1 write-off

$114,873

Year-1 tax shield @ 32%

$36,759

Year-1 return on equity

Cash flow (annual)$39,720
Principal paydown (n/a, cash)$0
Appreciation at%$11,625

ROE12.2%

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)$14,014
Platform fees (3% of revenue)$2,102
Maintenance / capex (5% of revenue)$3,503
Utilities & supplies$4,200
HOA$0
Property tax$4,844
Insurance (STR-rated)$2,267

Cash needed to close

Purchase price (all cash)$387,500
Closing costs (4.0%)$15,500
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$36,759

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

$317,000

Short-life (5/15-yr)

$95,000 · 30%

Year-1 deduction

$115,000

Year-1 tax shield @ 32%

$37,000

Land 18% (county tax record, assessed value split) · building $222,000 over 39 years · new furniture $20,000

Based on: 1,331 sq ft, built 1987, 3 bd / 2 ba, unfurnished, listing features (patio, flooring types).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $90,000 in year 1 (22% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$79,100

Kitchen cabinetsdefault
$8,700 new × 40% good × 2.95 allocation
$10,300
Kitchen countertopsdefault
$7,100 new × 40% good × 2.95 allocation
$8,400
Decorative trimdefault
$2,300 new × 40% good × 2.95 allocation
$2,800
Mirrorsdefault
$300 new × 40% good × 2.95 allocation
$400
Shelvingdefault
$1,200 new × 40% good × 2.95 allocation
$1,400
Window coverings (13)default
$3,300 new × 40% good × 2.95 allocation
$3,800
Carpet, vinyl & laminate (100% of floors)listing
$8,600 new × 40% good × 2.95 allocation
$10,100
Kitchen & laundry equipment plumbingdefault
$6,800 new × 40% good × 2.95 allocation
$8,000
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 2.95 allocation
$4,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.95 allocation
$9,600
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$35,500

Paving: driveway & walks (paved)default
$9,500 new × 50% good × 2.95 allocation
$14,000
Landscaping (typical)default
$7,300 new × 50% good × 2.95 allocation
$10,700
Patioslisting
$6,000 new × 50% good × 2.95 allocation
$8,800
Decks & porches (attached)default
$1,300 new × 50% good × 2.95 allocation
$1,900

Building, 39-year$222,100

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$143,900 new × 40% good × 2.95 allocation
$170,100
Building plumbing & fixturesdefault
$14,900 new × 40% good × 2.95 allocation
$17,600
Building electrical & lightingdefault
$14,100 new × 40% good × 2.95 allocation
$16,700
HVACdefault
$15,000 new × 40% good × 2.95 allocation
$17,700

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$79,100	$35,500	$200	$114,900
2	$0	$0	$5,700	$5,700
3	$0	$0	$5,700	$5,700
4	$0	$0	$5,700	$5,700
5	$0	$0	$5,700	$5,700
6+	$0	$0	$199,100	$199,100
Total	$79,100	$35,500	$222,100	$336,800

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.