STR Yield
← Back to deals
MortgageCash
2857 Panorama Dr

2857 Panorama Dr

Redding, CA 96003

$515,000

4 bd · 3 ba · 2,442 sqft · Listed today

View on Realtor.com →
Low confidence

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)

$8,978$52,531$67,458

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $52,531

  • Panorama green belt view with hot tub & fireplace

    House · 3 bd · 2 ba · sleeps 6 · 0.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $52,531ADR $225Occ ≈ 64%5★ (50)

    AirbnbVrbo

  • 🏝 Relax & Refresh 🏝 Family Pool House w/ BBQ 🍖

    House · 4 bd · 2 ba · sleeps 10 · 0.5 mi

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +2

    Revenue $67,458ADR $238Occ ≈ 78%5★ (283)

    AirbnbVrbo

  • Kingsview Luxury above the city 1 King 2 Queens

    House · 3 bd · 2 ba · sleeps 6 · 0.6 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $112,199ADR $419Occ ≈ 73%5★ (85)

    AirbnbVrbo

  • |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)

    Airbnb

  • House of Favor, King Bed + 4Twins,Close to Bethel

    House · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $8,978ADR $180Occ ≈ 14%4.7★ (376)

    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

Financing
Management

Est. revenue

$59,080

NOI

$29,660

Cash flow /mo

$2,472

Cash needed

$558,600

Cash-on-cash (all cash)

5.3%

ROE (yr 1)

8.1%

Cap rate

5.8%

DSCR

—

Year-1 write-off

$172,196

Year-1 tax shield @ 32%

$55,103

Year-1 return on equity

  • Cash flow (annual)$29,660
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$15,450
ROE8.1%

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

  • Purchase price (all cash)$515,000
  • 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.

5-year property$80,400

  • Kitchen cabinetsdefault

    $11,200 new × 40% good × 1.98 allocation

    $8,800

  • Kitchen countertops (stone)listing

    $11,400 new × 40% good × 1.98 allocation

    $9,000

  • Decorative trimdefault

    $4,300 new × 40% good × 1.98 allocation

    $3,400

  • Mirrorsdefault

    $500 new × 40% good × 1.98 allocation

    $400

  • Shelvingdefault

    $1,500 new × 40% good × 1.98 allocation

    $1,200

  • Window coverings (24)default

    $6,000 new × 40% good × 1.98 allocation

    $4,700

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

    $15,700 new × 40% good × 1.98 allocation

    $12,400

  • Kitchen & laundry equipment plumbingdefault

    $8,700 new × 40% good × 1.98 allocation

    $6,900

  • Kitchen, laundry & data equipment electricaldefault

    $5,200 new × 40% good × 1.98 allocation

    $4,200

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 1.98 allocation

    $6,400

  • Furniture bought newlisting

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

    $23,000
15-year land improvements$91,500

  • Paving: driveway & walks (paved)default

    $12,800 new × 50% good × 1.98 allocation

    $12,700

  • Landscaping (typical)default

    $9,900 new × 50% good × 1.98 allocation

    $9,800

  • Patiosdefault

    $2,400 new × 50% good × 1.98 allocation

    $2,400

  • Decks & porches (attached)default

    $2,400 new × 50% good × 1.98 allocation

    $2,400

  • Pool (in-ground)listing

    $65,000 new × 50% good × 1.98 allocation

    $64,300
Building, 39-year$277,600

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

    $264,900 new × 40% good × 1.98 allocation

    $209,600

  • Building plumbing & fixturesdefault

    $27,500 new × 40% good × 1.98 allocation

    $21,800

  • Building electrical & lightingdefault

    $28,200 new × 40% good × 1.98 allocation

    $22,300

  • HVACdefault

    $27,500 new × 40% good × 1.98 allocation

    $21,800

  • Fireplacelisting

    $2,600 new × 40% good × 1.98 allocation

    $2,100

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.