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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

14311 Indian Acres Trl

14311 Indian Acres Trl

Redding, CA 96003

$329,900

3 bd · 2 ba · 1,658 sqft · Listed 28d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

1992

Sqft

1,658

Lot sqft

100,624

HOA / mo

$0

Furnished

No

List date

2026-09-01T22:18:58.000000Z

Revenue

Annual revenue

$35,999

ADR

$163

Occupancy

61%

Cleaning fees (12 mo)

$6,046

Confidence

Low (27.75), 9 comps

Comp revenue range (p25 / median / p75)

$21,242$41,034$51,172

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

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  • Beautiful Country House.

    House · 3 bd · 2 ba · sleeps 8 · 1.7 mi

    Revenue $57,981ADR $289Occ ≈ 55%4.9★ (148)

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

    House · 3 bd · 2 ba · sleeps 9 · 2.4 mi

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

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  • Romantic Farmhouse 10 min. to Shasta Lake .

    House · 3 bd · 2 ba · sleeps 9 · 2.5 mi

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

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  • Home in Shasta Lake Near Redding: Early Check-In!

    House · 3 bd · 2 ba · sleeps 8 · 2.8 mi

    Revenue $41,034ADR $232Occ ≈ 48%5★ (79)

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  • Redding Retreat Ranch

    House · 3 bd · 2.5 ba · sleeps 10 · 2.9 mi

    Revenue $82,274ADR $520Occ ≈ 43%4.9★ (223)

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  • 15 min from beautiful Shasta Lake. With lots of wildlife on gorgeous property.

    House · 3 bd · 2 ba · sleeps 6 · 2.9 mi

    Revenue $2,923ADR $0Occ ≈ ——

    Vrbo

  • White retreat-close to I5- Petfriendly near Bethel

    House · 3 bd · 2 ba · sleeps 8 · 3.4 mi

    Revenue $51,172ADR $175Occ ≈ 80%4.8★ (81)

    AirbnbVrboBooking

  • Close to I5: Newer Pet-friendly Home Near Bethel

    House · 3 bd · 2 ba · sleeps 7 · 3.4 mi

    Revenue $21,242ADR $142Occ ≈ 41%3.7★ (3)

    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

Financing
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$35,999

NOI

$16,160

Cash flow /mo

-$431

Cash needed

$115,171

Cash-on-cash

-4.5%

ROE (yr 1)

6.0%

Cap rate

4.9%

DSCR

0.76

Year-1 write-off

$79,563

Year-1 tax shield @ 32%

$25,460

Year-1 return on equity

  • Cash flow (annual)-$5,172
  • Principal paydown$2,159
  • Appreciation at%$9,897
ROE6.0%
ROE incl. year-1 tax savings (32% bracket, STR loophole)28.1%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$7,200
  • Platform fees (3% of revenue)$1,080
  • Maintenance / capex (5% of revenue)$1,800
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$4,124
  • Insurance (STR-rated)$1,930

Cash needed to close

  • Down payment (25%)$82,475
  • Closing costs (4.0%)$13,196
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$25,460

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

$273,000

Short-life (5/15-yr)

$59,000 · 22%

Year-1 deduction

$80,000

Year-1 tax shield @ 32%

$25,000

Land 17% (county tax record, assessed value split) · building $214,000 over 39 years · new furniture $20,000

Based on: 1,658 sq ft, built 1992, 3 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, septic).

IRS-guide safe-harbor floor: $61,000 in year 1 (15% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$59,500

  • Kitchen cabinetsdefault

    $9,400 new × 40% good × 1.96 allocation

    $7,400

  • Kitchen countertopsdefault

    $7,700 new × 40% good × 1.96 allocation

    $6,000

  • Decorative trimdefault

    $2,900 new × 40% good × 1.96 allocation

    $2,300

  • Mirrorsdefault

    $300 new × 40% good × 1.96 allocation

    $200

  • Shelvingdefault

    $1,200 new × 40% good × 1.96 allocation

    $900

  • Window coverings (17)default

    $4,300 new × 40% good × 1.96 allocation

    $3,300

  • Carpet, vinyl & laminate (50% of floors)listing

    $5,300 new × 40% good × 1.96 allocation

    $4,200

  • Kitchen & laundry equipment plumbingdefault

    $7,300 new × 40% good × 1.96 allocation

    $5,700

  • Kitchen, laundry & data equipment electricaldefault

    $4,400 new × 40% good × 1.96 allocation

    $3,500

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

    $8,100 new × 40% good × 1.96 allocation

    $6,300

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$19,400

  • Paving: driveway & walks (paved)default

    $8,400 new × 50% good × 1.96 allocation

    $8,300

  • Landscaping (typical)default

    $8,100 new × 50% good × 1.96 allocation

    $8,000

  • Patiosdefault

    $1,600 new × 50% good × 1.96 allocation

    $1,600

  • Decks & porches (attached)default

    $1,600 new × 50% good × 1.96 allocation

    $1,600
Building, 39-year$214,000

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

    $179,700 new × 43% good × 1.96 allocation

    $152,400

  • Building plumbing & fixturesdefault

    $18,600 new × 40% good × 1.96 allocation

    $14,600

  • Building electrical & lightingdefault

    $18,300 new × 40% good × 1.96 allocation

    $14,300

  • HVACdefault

    $18,700 new × 40% good × 1.96 allocation

    $14,600

  • Hardwood & tile floorsdefault

    $5,300 new × 40% good × 1.96 allocation

    $4,200

  • Fireplacelisting

    $2,600 new × 40% good × 1.96 allocation

    $2,100

  • Septic systemlisting

    $12,000 new × 50% good × 1.96 allocation

    $11,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$59,500$19,400$700$79,600
2$0$0$5,500$5,500
3$0$0$5,500$5,500
4$0$0$5,500$5,500
5$0$0$5,500$5,500
6+$0$0$191,300$191,300
Total$59,500$19,400$214,000$292,800

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.