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14091 Highview Trl

14091 Highview Trl

Redding, CA 96003

$330,000

4 bd · 2 ba · 1,488 sqft · Listed 29d ago

View on Realtor.com →
Rental historyLow confidence

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)

$8,155$16,596$36,449

  • Shasta Lake Gorgeous Home w/ Hot Tub/BBQ/Ping-Pong

    House · 4 bd · 2 ba · sleeps 12 · 1.9 mi

    Revenue $68,452ADR $312Occ ≈ 60%5★ (75)

    AirbnbVrbo

  • The Shed on Sunrise

    House · 4 bd · 3 ba · sleeps 6 · 2.6 mi

    Revenue $16,596ADR $183Occ ≈ 25%5★ (15)

    Airbnb

  • The Shed On Sunrise

    Vacation home · 5 bd · 3 ba · sleeps 6 · 2.6 mi

    Revenue $13,387ADR $286Occ ≈ 13%4.8★ (2)

    Booking

  • ‘Mtn Gate Guest House’ ~ 6 Mi to Shasta Lake!

    House · 3 bd · 2 ba · sleeps 5 · 3.1 mi

    Revenue $27,196ADR $213Occ ≈ 35%5★ (43)

    AirbnbVrboBooking

  • Romantic Farmhouse 10 min. to Shasta Lake .

    House · 3 bd · 2 ba · sleeps 9 · 3.4 mi

    Revenue $544ADR $272Occ ≈ 1%4.5★ (6)

    AirbnbVrbo

  • Hot Tub, Dog-Friendly Yard! 3-Acre Redding Retreat

    House · 3 bd · 2 ba · sleeps 9 · 3.4 mi

    Revenue $45,702ADR $239Occ ≈ 52%4.7★ (21)

    AirbnbVrboBooking

  • 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 ≈ ——

    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

Est. revenue

$31,128

NOI

$12,652

Cash flow /mo

$1,054

Cash needed

$366,200

Cash-on-cash (all cash)

3.5%

ROE (yr 1)

6.2%

Cap rate

3.8%

DSCR

—

Year-1 write-off

$101,881

Year-1 tax shield @ 32%

$32,602

Year-1 return on equity

  • Cash flow (annual)$12,652
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$9,900
ROE6.2%
ROE incl. year-1 tax savings (32% bracket, STR loophole)15.1%
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

  • Purchase price (all cash)$330,000
  • 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.

5-year property$61,000

  • Kitchen cabinetsdefault

    $9,100 new × 40% good × 2.04 allocation

    $7,400

  • Kitchen countertopsdefault

    $7,400 new × 40% good × 2.04 allocation

    $6,100

  • Decorative trimdefault

    $2,600 new × 40% good × 2.04 allocation

    $2,100

  • Mirrorsdefault

    $300 new × 40% good × 2.04 allocation

    $200

  • Shelvingdefault

    $1,500 new × 40% good × 2.04 allocation

    $1,200

  • Window coverings (15)default

    $3,800 new × 40% good × 2.04 allocation

    $3,100

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

    $9,600 new × 40% good × 2.04 allocation

    $7,800

  • Kitchen & laundry equipment plumbingdefault

    $7,100 new × 40% good × 2.04 allocation

    $5,800

  • Kitchen, laundry & data equipment electricaldefault

    $4,300 new × 40% good × 2.04 allocation

    $3,500

  • Appliances (dishwasher)listing

    $1,000 new × 40% good × 2.04 allocation

    $800

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$39,900

  • Paving: driveway & walks (paved)default

    $8,000 new × 50% good × 2.04 allocation

    $8,200

  • Landscaping (typical)default

    $7,700 new × 50% good × 2.04 allocation

    $7,800

  • Patioslisting

    $6,700 new × 50% good × 2.04 allocation

    $6,800

  • Decks & porches (attached)listing

    $16,700 new × 50% good × 2.04 allocation

    $17,100
Building, 39-year$186,100

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

    $160,800 new × 40% good × 2.04 allocation

    $131,200

  • Building plumbing & fixturesdefault

    $16,700 new × 40% good × 2.04 allocation

    $13,600

  • Building electrical & lightingdefault

    $16,100 new × 40% good × 2.04 allocation

    $13,200

  • HVACdefault

    $16,800 new × 40% good × 2.04 allocation

    $13,700

  • Fireplacelisting

    $2,600 new × 40% good × 2.04 allocation

    $2,100

  • Septic systemlisting

    $12,000 new × 50% good × 2.04 allocation

    $12,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.