14091 Highview Trl
Redding, CA 96003
$330,000
4 bd · 2 ba · 1,488 sqft · Listed 29d ago
View on Realtor.com →Year built
1987
Sqft
1,488
Lot sqft
400,752
HOA / mo
$0
Furnished
No
List date
2026-08-31T18:35:54.000000Z
Revenue
Annual revenue
$31,128
ADR
$176
Occupancy
48%
Cleaning fees (12 mo)
$4,522
Confidence
Low (1.74), 7 comps
Comp revenue range (p25 / median / p75)
The Shed on Sunrise
House · 4 bd · 3 ba · sleeps 6 · 2.6 mi
Revenue $16,596ADR $183Occ ≈ 25%5★ (15)
The Shed On Sunrise
Vacation home · 5 bd · 3 ba · sleeps 6 · 2.6 mi
Revenue $13,387ADR $286Occ ≈ 13%4.8★ (2)
15 min from beautiful Shasta Lake. With lots of wildlife on gorgeous property.
House · 3 bd · 2 ba · sleeps 6 · 3.4 mi
Revenue $2,923ADR $0Occ ≈ ——
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Shasta Lake Gorgeous Home w/ Hot Tub/BBQ/Ping-Pong House | 4 bd · 2 ba · sleeps 12 | $68,452 | $312 | 60% | 5★ (75) | 1.9 mi | AirbnbVrbo |
The Shed on Sunrise House | 4 bd · 3 ba · sleeps 6 | $16,596 | $183 | 25% | 5★ (15) | 2.6 mi | Airbnb |
The Shed On Sunrise Vacation home | 5 bd · 3 ba · sleeps 6 | $13,387 | $286 | 13% | 4.8★ (2) | 2.6 mi | Booking |
‘Mtn Gate Guest House’ ~ 6 Mi to Shasta Lake! House | 3 bd · 2 ba · sleeps 5 | $27,196 | $213 | 35% | 5★ (43) | 3.1 mi | AirbnbVrboBooking |
Romantic Farmhouse 10 min. to Shasta Lake . House | 3 bd · 2 ba · sleeps 9 | $544 | $272 | 1% | 4.5★ (6) | 3.4 mi | AirbnbVrbo |
Hot Tub, Dog-Friendly Yard! 3-Acre Redding Retreat House | 3 bd · 2 ba · sleeps 9 | $45,702 | $239 | 52% | 4.7★ (21) | 3.4 mi | AirbnbVrboBooking |
15 min from beautiful Shasta Lake. With lots of wildlife on gorgeous property. House | 3 bd · 2 ba · sleeps 6 | $2,923 | $0 | — | — | 3.4 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$31,128
NOI
$12,652
Cash flow /mo
-$724
Cash needed
$118,700
Cash-on-cash
-7.3%
ROE (yr 1)
2.8%
Cap rate
3.8%
DSCR
0.59
Year-1 write-off
$101,881
Year-1 tax shield @ 32%
$32,602
Year-1 return on equity
- Cash flow (annual)-$8,687
- Principal paydown$2,159
- Appreciation at%$9,900
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,226
- Platform fees (3% of revenue)$934
- Maintenance / capex (5% of revenue)$1,556
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,125
- Insurance (STR-rated)$1,931
Cash needed to close
- Down payment (25%)$82,500
- Closing costs (4.0%)$13,200
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$32,602
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
$264,000
Short-life (5/15-yr)
$78,000 · 30%
Year-1 deduction
$102,000
Year-1 tax shield @ 32%
$33,000
Land 20% (county tax record, assessed value split) · building $186,000 over 39 years · new furniture $23,000
Based on: 1,488 sq ft, built 1987, 4 bd / 2 ba, unfurnished, listing features (deck, patio, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $68,000 in year 1 (17% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,400
Kitchen cabinetsdefault
$9,100 new × 40% good × 2.04 allocation
- $6,100
Kitchen countertopsdefault
$7,400 new × 40% good × 2.04 allocation
- $2,100
Decorative trimdefault
$2,600 new × 40% good × 2.04 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 2.04 allocation
- $1,200
Shelvingdefault
$1,500 new × 40% good × 2.04 allocation
- $3,100
Window coverings (15)default
$3,800 new × 40% good × 2.04 allocation
- $7,800
Carpet, vinyl & laminate (100% of floors)listing
$9,600 new × 40% good × 2.04 allocation
- $5,800
Kitchen & laundry equipment plumbingdefault
$7,100 new × 40% good × 2.04 allocation
- $3,500
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 40% good × 2.04 allocation
- $800
Appliances (dishwasher)listing
$1,000 new × 40% good × 2.04 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $8,200
Paving: driveway & walks (paved)default
$8,000 new × 50% good × 2.04 allocation
- $7,800
Landscaping (typical)default
$7,700 new × 50% good × 2.04 allocation
- $6,800
Patioslisting
$6,700 new × 50% good × 2.04 allocation
- $17,100
Decks & porches (attached)listing
$16,700 new × 50% good × 2.04 allocation
- $131,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$160,800 new × 40% good × 2.04 allocation
- $13,600
Building plumbing & fixturesdefault
$16,700 new × 40% good × 2.04 allocation
- $13,200
Building electrical & lightingdefault
$16,100 new × 40% good × 2.04 allocation
- $13,700
HVACdefault
$16,800 new × 40% good × 2.04 allocation
- $2,100
Fireplacelisting
$2,600 new × 40% good × 2.04 allocation
- $12,200
Septic systemlisting
$12,000 new × 50% good × 2.04 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $61,000 | $39,900 | $1,000 | $101,900 |
| 2 | $0 | $0 | $4,800 | $4,800 |
| 3 | $0 | $0 | $4,800 | $4,800 |
| 4 | $0 | $0 | $4,800 | $4,800 |
| 5 | $0 | $0 | $4,800 | $4,800 |
| 6+ | $0 | $0 | $166,000 | $166,000 |
| Total | $61,000 | $39,900 | $186,100 | $287,000 |
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 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.