2857 Panorama Dr
Redding, CA 96003
$515,000
4 bd · 3 ba · 2,442 sqft · Listed today
View on Realtor.com →Year built
1985
Sqft
2,442
Lot sqft
11,761
HOA / mo
$0
Furnished
No
List date
2026-10-13T07:17:23.000000Z
Revenue
Annual revenue
$59,080
ADR
$190
Occupancy
85%
Cleaning fees (12 mo)
$8,562
Confidence
Low (13.01), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $52,531
|The Ritz 66| Posh + Pool + Views!
House · 4 bd · 2.5 ba · sleeps 12 · 0.6 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $8,759ADR $505Occ ≈ 5%5★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Panorama green belt view with hot tub & fireplace House
| 3 bd · 2 ba · sleeps 6 | $52,531 | $225 | 64% | 5★ (50) | 0.1 mi | AirbnbVrbo |
🏝 Relax & Refresh 🏝 Family Pool House w/ BBQ 🍖 House
| 4 bd · 2 ba · sleeps 10 | $67,458 | $238 | 78% | 5★ (283) | 0.5 mi | AirbnbVrbo |
Kingsview Luxury above the city 1 King 2 Queens House
| 3 bd · 2 ba · sleeps 6 | $112,199 | $419 | 73% | 5★ (85) | 0.6 mi | AirbnbVrbo |
|The Ritz 66| Posh + Pool + Views! House
| 4 bd · 2.5 ba · sleeps 12 | $8,759 | $505 | 5% | 5★ (3) | 0.6 mi | Airbnb |
House of Favor, King Bed + 4Twins,Close to Bethel House | 3 bd · 2 ba · sleeps 6 | $8,978 | $180 | 14% | 4.7★ (376) | 0.7 mi | AirbnbBooking |
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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$59,080
NOI
$29,660
Cash flow /mo
-$403
Cash needed
$172,350
Cash-on-cash
-2.8%
ROE (yr 1)
8.0%
Cap rate
5.8%
DSCR
0.86
Year-1 write-off
$172,196
Year-1 tax shield @ 32%
$55,103
Year-1 return on equity
- Cash flow (annual)-$4,836
- Principal paydown$3,132
- Appreciation at%$15,450
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)$11,816
- Platform fees (3% of revenue)$1,772
- Maintenance / capex (5% of revenue)$2,954
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,438
- Insurance (STR-rated)$3,013
Cash needed to close
- Down payment (25%)$128,750
- Closing costs (4.0%)$20,600
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$55,103
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
$427,000
Short-life (5/15-yr)
$149,000 · 35%
Year-1 deduction
$172,000
Year-1 tax shield @ 32%
$55,000
Land 17% (county tax record, assessed value split) · building $278,000 over 39 years · new furniture $23,000
Based on: 2,442 sq ft, built 1985, 4 bd / 3 ba, unfurnished, listing features (pool, fireplace, stone counters, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $147,000 in year 1 (29% short-life, $47,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,800
Kitchen cabinetsdefault
$11,200 new × 40% good × 1.98 allocation
- $9,000
Kitchen countertops (stone)listing
$11,400 new × 40% good × 1.98 allocation
- $3,400
Decorative trimdefault
$4,300 new × 40% good × 1.98 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 1.98 allocation
- $1,200
Shelvingdefault
$1,500 new × 40% good × 1.98 allocation
- $4,700
Window coverings (24)default
$6,000 new × 40% good × 1.98 allocation
- $12,400
Carpet, vinyl & laminate (100% of floors)listing
$15,700 new × 40% good × 1.98 allocation
- $6,900
Kitchen & laundry equipment plumbingdefault
$8,700 new × 40% good × 1.98 allocation
- $4,200
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 40% good × 1.98 allocation
- $6,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.98 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $12,700
Paving: driveway & walks (paved)default
$12,800 new × 50% good × 1.98 allocation
- $9,800
Landscaping (typical)default
$9,900 new × 50% good × 1.98 allocation
- $2,400
Patiosdefault
$2,400 new × 50% good × 1.98 allocation
- $2,400
Decks & porches (attached)default
$2,400 new × 50% good × 1.98 allocation
- $64,300
Pool (in-ground)listing
$65,000 new × 50% good × 1.98 allocation
- $209,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$264,900 new × 40% good × 1.98 allocation
- $21,800
Building plumbing & fixturesdefault
$27,500 new × 40% good × 1.98 allocation
- $22,300
Building electrical & lightingdefault
$28,200 new × 40% good × 1.98 allocation
- $21,800
HVACdefault
$27,500 new × 40% good × 1.98 allocation
- $2,100
Fireplacelisting
$2,600 new × 40% good × 1.98 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $80,400 | $91,500 | $300 | $172,200 |
| 2 | $0 | $0 | $7,100 | $7,100 |
| 3 | $0 | $0 | $7,100 | $7,100 |
| 4 | $0 | $0 | $7,100 | $7,100 |
| 5 | $0 | $0 | $7,100 | $7,100 |
| 6+ | $0 | $0 | $248,900 | $248,900 |
| Total | $80,400 | $91,500 | $277,600 | $449,500 |
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.