3295 Santa Rosa Way
Redding, CA 96003
$369,500
3 bd · 2 ba · 1,178 sqft · Listed 13d ago
View on Realtor.com →Year built
1978
Sqft
1,178
Lot sqft
78,408
HOA / mo
$0
Furnished
No
List date
2026-09-16T12:19:54.000000Z
Revenue
Annual revenue
$44,770
ADR
$190
Occupancy
65%
Cleaning fees (12 mo)
$9,219
Confidence
Low (23.93), 5 comps
Comp revenue range (p25 / median / p75)
Peaceful & quiet. One or two rooms available.
House · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $15,878ADR $0Occ ≈ —5★ (73)
Cozy Modern Home with Views | Quiet & Central
House · 3 bd · 2 ba · sleeps 5 · 0.7 mi
Revenue $11,945ADR $206Occ ≈ 16%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The ARK Villa | Mountain Views | Pool Villa | 4 bd · 3 ba · sleeps 11 | $72,443 | $447 | 44% | 4.9★ (103) | 0.3 mi | AirbnbVrbo |
Lakes and Bethel close by 30 days Apartment | 3 bd · 2 ba · sleeps 6 | $24,474 | $147 | 46% | 4.8★ (28) | 0.4 mi | AirbnbVrbo |
Peaceful & quiet. One or two rooms available. House | 2 bd · 1 ba · sleeps 4 | $15,878 | $0 | — | 5★ (73) | 0.6 mi | Airbnb |
Cozy Modern Home with Views | Quiet & Central House | 3 bd · 2 ba · sleeps 5 | $11,945 | $206 | 16% | 5★ (1) | 0.7 mi | Airbnb |
Relax & Refresh Family Pool House w/ BBQ House | 4 bd · 2 ba · sleeps 10 | $68,137 | $236 | 79% | 5★ (280) | 0.7 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$44,770
NOI
$21,808
Cash flow /mo
-$174
Cash needed
$126,655
Cash-on-cash
-1.6%
ROE (yr 1)
9.0%
Cap rate
5.9%
DSCR
0.91
Year-1 write-off
$105,511
Year-1 tax shield @ 32%
$33,763
Year-1 return on equity
- Cash flow (annual)-$2,085
- Principal paydown$2,418
- Appreciation at%$11,085
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,954
- Platform fees (3% of revenue)$1,343
- Maintenance / capex (5% of revenue)$2,239
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,619
- Insurance (STR-rated)$2,162
Cash needed to close
- Down payment (25%)$92,375
- Closing costs (4.0%)$14,780
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,763
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
$276,000
Short-life (5/15-yr)
$85,000 · 31%
Year-1 deduction
$106,000
Year-1 tax shield @ 32%
$34,000
Land 25% (county tax record, assessed value split) · building $191,000 over 39 years · new furniture $20,000
Based on: 1,178 sq ft, built 1978, 3 bd / 2 ba, unfurnished, listing features (patio, fence, flooring types, septic).
IRS-guide safe-harbor floor: $84,000 in year 1 (23% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,800
Kitchen cabinetsdefault
$8,400 new × 40% good × 2.64 allocation
- $7,200
Kitchen countertopsdefault
$6,900 new × 40% good × 2.64 allocation
- $2,200
Decorative trimdefault
$2,100 new × 40% good × 2.64 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.64 allocation
- $1,300
Shelvingdefault
$1,200 new × 40% good × 2.64 allocation
- $3,200
Window coverings (12)default
$3,000 new × 40% good × 2.64 allocation
- $8,000
Carpet, vinyl & laminate (100% of floors)listing
$7,600 new × 40% good × 2.64 allocation
- $6,900
Kitchen & laundry equipment plumbingdefault
$6,500 new × 40% good × 2.64 allocation
- $4,200
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 2.64 allocation
- $8,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.64 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,400
Paving: driveway & walks (paved)default
$7,100 new × 50% good × 2.64 allocation
- $9,000
Landscaping (typical)default
$6,800 new × 50% good × 2.64 allocation
- $7,000
Patioslisting
$5,300 new × 50% good × 2.64 allocation
- $1,500
Decks & porches (attached)default
$1,200 new × 50% good × 2.64 allocation
- $7,900
Fencinglisting
$6,000 new × 50% good × 2.64 allocation
- $134,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$127,200 new × 40% good × 2.64 allocation
- $13,900
Building plumbing & fixturesdefault
$13,200 new × 40% good × 2.64 allocation
- $12,900
Building electrical & lightingdefault
$12,200 new × 40% good × 2.64 allocation
- $14,000
HVACdefault
$13,300 new × 40% good × 2.64 allocation
- $15,800
Septic systemlisting
$12,000 new × 50% good × 2.64 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $70,100 | $34,800 | $600 | $105,500 |
| 2 | $0 | $0 | $4,900 | $4,900 |
| 3 | $0 | $0 | $4,900 | $4,900 |
| 4 | $0 | $0 | $4,900 | $4,900 |
| 5 | $0 | $0 | $4,900 | $4,900 |
| 6+ | $0 | $0 | $170,600 | $170,600 |
| Total | $70,100 | $34,800 | $190,800 | $295,700 |
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.