21193 El Toro Ln
Redding, CA 96003
$414,900
3 bd · 2 ba · 1,698 sqft · Listed 16d ago
View on Realtor.com →Year built
2006
Sqft
1,698
Lot sqft
108,464
HOA / mo
$0
Furnished
No
List date
2026-09-13T05:26:02.000000Z
Revenue
Annual revenue
$38,142
ADR
$177
Occupancy
59%
Cleaning fees (12 mo)
$6,487
Confidence
Low (29.87), 5 comps
Comp revenue range (p25 / median / p75)
Peaceful Craftsman on Acres w/Labyrinth
House · 3 bd · 2 ba · sleeps 5 · 0.9 mi
Revenue $24,334ADR $205Occ ≈ 33%4.9★ (9)
Full top floor guest house!
Guest house · 2 bd · 1 ba · sleeps 6 · 1.2 mi
Revenue $23,132ADR $209Occ ≈ 30%5★ (83)
5 Acre Modern Redding Retreat + Hot Tub + Views
House · 2 bd · 1.5 ba · sleeps 5 · 1.3 mi
Revenue $73,778ADR $246Occ ≈ 82%5★ (219)
Small Country Home on 3 Acres Close to Town
House · 3 bd · 2 ba · sleeps 6 · 1.3 mi
Revenue $10,188ADR $81Occ ≈ 34%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Peaceful Craftsman | Outdoor Space | Low Toxicity House | 3 bd · 2 ba · sleeps 6 | $50,951 | $253 | 55% | 4.7★ (20) | 0.9 mi | AirbnbVrbo |
Peaceful Craftsman on Acres w/Labyrinth House | 3 bd · 2 ba · sleeps 5 | $24,334 | $205 | 33% | 4.9★ (9) | 0.9 mi | Airbnb |
Full top floor guest house! Guest house | 2 bd · 1 ba · sleeps 6 | $23,132 | $209 | 30% | 5★ (83) | 1.2 mi | Airbnb |
5 Acre Modern Redding Retreat + Hot Tub + Views House | 2 bd · 1.5 ba · sleeps 5 | $73,778 | $246 | 82% | 5★ (219) | 1.3 mi | Airbnb |
Small Country Home on 3 Acres Close to Town House | 3 bd · 2 ba · sleeps 6 | $10,188 | $81 | 34% | 5★ (1) | 1.3 mi | Airbnb |
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
$38,142
NOI
$16,271
Cash flow /mo
-$880
Cash needed
$139,821
Cash-on-cash
-7.6%
ROE (yr 1)
3.3%
Cap rate
3.9%
DSCR
0.61
Year-1 write-off
$78,461
Year-1 tax shield @ 32%
$25,108
Year-1 return on equity
- Cash flow (annual)-$10,558
- Principal paydown$2,715
- Appreciation at%$12,447
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,628
- Platform fees (3% of revenue)$1,144
- Maintenance / capex (5% of revenue)$1,907
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,186
- Insurance (STR-rated)$2,427
Cash needed to close
- Down payment (25%)$103,725
- Closing costs (4.0%)$16,596
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$25,108
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
$322,000
Short-life (5/15-yr)
$58,000 · 18%
Year-1 deduction
$78,000
Year-1 tax shield @ 32%
$25,000
Land 22% (county tax record, assessed value split) · building $264,000 over 39 years · new furniture $20,000
Based on: 1,698 sq ft, built 2006, 3 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, septic).
IRS-guide safe-harbor floor: $63,000 in year 1 (13% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,300
Kitchen cabinetsdefault
$9,500 new × 40% good × 1.65 allocation
- $5,100
Kitchen countertopsdefault
$7,800 new × 40% good × 1.65 allocation
- $2,000
Decorative trimdefault
$3,000 new × 40% good × 1.65 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.65 allocation
- $800
Shelvingdefault
$1,200 new × 40% good × 1.65 allocation
- $2,800
Window coverings (17)default
$4,300 new × 40% good × 1.65 allocation
- $7,200
Carpet, vinyl & laminate (100% of floors)listing
$10,900 new × 40% good × 1.65 allocation
- $7,300
Kitchen & laundry equipment plumbingdefault
$7,400 new × 60% good × 1.65 allocation
- $4,400
Kitchen, laundry & data equipment electricaldefault
$4,500 new × 60% good × 1.65 allocation
- $5,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.65 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,000
Paving: driveway & walks (paved)default
$8,500 new × 50% good × 1.65 allocation
- $6,800
Landscaping (typical)default
$8,200 new × 50% good × 1.65 allocation
- $1,400
Patiosdefault
$1,700 new × 50% good × 1.65 allocation
- $1,400
Decks & porches (attached)default
$1,700 new × 50% good × 1.65 allocation
- $202,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$184,000 new × 67% good × 1.65 allocation
- $18,900
Building plumbing & fixturesdefault
$19,100 new × 60% good × 1.65 allocation
- $18,600
Building electrical & lightingdefault
$18,800 new × 60% good × 1.65 allocation
- $12,600
HVACdefault
$19,100 new × 40% good × 1.65 allocation
- $1,700
Fireplacelisting
$2,600 new × 40% good × 1.65 allocation
- $9,900
Septic systemlisting
$12,000 new × 50% good × 1.65 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $61,000 | $16,600 | $800 | $78,500 |
| 2 | $0 | $0 | $6,800 | $6,800 |
| 3 | $0 | $0 | $6,800 | $6,800 |
| 4 | $0 | $0 | $6,800 | $6,800 |
| 5 | $0 | $0 | $6,800 | $6,800 |
| 6+ | $0 | $0 | $236,300 | $236,300 |
| Total | $61,000 | $16,600 | $264,200 | $341,900 |
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 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.