8001 Placer Rd
Redding, CA 96001
$799,900
3 bd · 2.5 ba · 2,357 sqft · Listed 1d ago
View on Realtor.com →Year built
2004
Sqft
2,357
Lot sqft
196,020
HOA / mo
$0
Furnished
No
List date
2026-10-06T21:44:20.000000Z
Revenue
Annual revenue
$62,863
ADR
$322
Occupancy
53%
Cleaning fees (12 mo)
$7,255
Confidence
Low (18.64), 7 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $68,733
Paradise Awaits You
House · 3 bd · 3.5 ba · sleeps 6 · 0.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $87,084ADR $394Occ ≈ 61%5★ (35)
Pool Hot Tub 360 views EV Charger Palapa Seating
House · 4 bd · 3 ba · sleeps 10 · 0.3 mi
Revenue $3,365ADR $1,682Occ ≈ 1%5★ (66)
30+ Night Rental - 2 BR Lakeside Appt
Apartment · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $2,315ADR $91Occ ≈ 7%—
Montgomery Ranch - Main House
Vacation home · 3 bd · 2 ba · sleeps 10 · 0.6 mi
Revenue $90,166ADR $585Occ ≈ 42%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Paradise Awaits You House
| 3 bd · 3.5 ba · sleeps 6 | $87,084 | $394 | 61% | 5★ (35) | 0.2 mi | Airbnb |
11 Acres, Pool, Fire Pit, Hot Tub, Starlink, EV House
| 4 bd · 3 ba · sleeps 10 | $116,115 | $585 | 54% | 5★ (48) | 0.3 mi | AirbnbVrbo |
Pool Hot Tub 360 views EV Charger Palapa Seating House | 4 bd · 3 ba · sleeps 10 | $3,365 | $1,682 | 1% | 5★ (66) | 0.3 mi | Airbnb |
30+ Night Rental - 2 BR Lakeside Appt Apartment | 2 bd · 2 ba · sleeps 6 | $2,315 | $91 | 7% | — | 0.6 mi | Airbnb |
Montgomery Ranch - Main House Vacation home | 3 bd · 2 ba · sleeps 10 | $90,166 | $585 | 42% | — | 0.6 mi | Booking |
Montgomery Ranch | Stunning Lake House House
| 3 bd · 2 ba · sleeps 10 | $68,733 | $415 | 45% | 4.9★ (30) | 0.6 mi | AirbnbVrbo |
30 Night Min - 7.5mi to Hospitals Garage Apartment House
| 2 bd · 2 ba · sleeps 6 | $25,156 | $117 | 59% | — | 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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$62,863
NOI
$27,583
Cash flow /mo
-$2,116
Cash needed
$251,471
Cash-on-cash
-10.1%
ROE (yr 1)
1.4%
Cap rate
3.4%
DSCR
0.52
Year-1 write-off
$121,568
Year-1 tax shield @ 32%
$38,902
Year-1 return on equity
- Cash flow (annual)-$25,392
- Principal paydown$4,982
- Appreciation at%$23,997
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)$12,573
- Platform fees (3% of revenue)$1,886
- Maintenance / capex (5% of revenue)$3,143
- Utilities & supplies$4,200
- HOA$0
- Property tax$9,999
- Insurance (STR-rated)$4,679
Cash needed to close
- Down payment (25%)$199,975
- Closing costs (4.0%)$31,996
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$38,902
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
$676,000
Short-life (5/15-yr)
$101,000 · 15%
Year-1 deduction
$122,000
Year-1 tax shield @ 32%
$39,000
Land 15% (county tax record, assessed value split) · building $575,000 over 39 years · new furniture $20,000
Based on: 2,357 sq ft, built 2004, 3 bd / 2.5 ba, unfurnished, listing features (fireplace, flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $91,000 in year 1 (10% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,800
Kitchen cabinetsdefault
$11,000 new × 40% good × 2.69 allocation
- $9,600
Kitchen countertopsdefault
$9,000 new × 40% good × 2.69 allocation
- $4,400
Decorative trimdefault
$4,100 new × 40% good × 2.69 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.69 allocation
- $1,300
Shelvingdefault
$1,200 new × 40% good × 2.69 allocation
- $6,400
Window coverings (24)default
$6,000 new × 40% good × 2.69 allocation
- $5,400
Carpet, vinyl & laminate (33% of floors)listing
$5,100 new × 40% good × 2.69 allocation
- $12,800
Kitchen & laundry equipment plumbingdefault
$8,500 new × 56% good × 2.69 allocation
- $7,800
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 56% good × 2.69 allocation
- $8,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.69 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $13,500
Paving: driveway & walks (paved)default
$10,100 new × 50% good × 2.69 allocation
- $13,000
Landscaping (typical)default
$9,700 new × 50% good × 2.69 allocation
- $3,100
Patiosdefault
$2,300 new × 50% good × 2.69 allocation
- $3,100
Decks & porches (attached)default
$2,300 new × 50% good × 2.69 allocation
- $435,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$256,000 new × 63% good × 2.69 allocation
- $40,000
Building plumbing & fixturesdefault
$26,500 new × 56% good × 2.69 allocation
- $40,900
Building electrical & lightingdefault
$27,100 new × 56% good × 2.69 allocation
- $28,500
HVACdefault
$26,600 new × 40% good × 2.69 allocation
- $10,900
Hardwood & tile floorsdefault
$10,100 new × 40% good × 2.69 allocation
- $2,800
Fireplacelisting
$2,600 new × 40% good × 2.69 allocation
- $16,100
Septic systemlisting
$12,000 new × 50% good × 2.69 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $88,200 | $32,800 | $600 | $121,600 |
| 2 | $0 | $0 | $14,700 | $14,700 |
| 3 | $0 | $0 | $14,700 | $14,700 |
| 4 | $0 | $0 | $14,700 | $14,700 |
| 5 | $0 | $0 | $14,700 | $14,700 |
| 6+ | $0 | $0 | $515,300 | $515,300 |
| Total | $88,200 | $32,800 | $574,900 | $695,900 |
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.