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1060 Dara Ct

1060 Dara Ct

Redding, CA 96003

$315,000

3 bd · 2 ba · 1,285 sqft · Listed 28d ago

View on Realtor.com →
Low confidence

Year built

1988

Sqft

1,285

Lot sqft

12,197

HOA / mo

$0

Furnished

No

List date

2026-09-01T23:53:34.000000Z

Revenue

Annual revenue

$46,706

ADR

$176

Occupancy

73%

Cleaning fees (12 mo)

$6,838

Confidence

Low (23.7), 12 comps

Comp revenue range (p25 / median / p75)

$15,204$44,853$57,650

  • Lakes and Bethel close by 30 days

    Apartment · 3 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $24,474ADR $147Occ ≈ 46%4.8★ (28)

    AirbnbVrbo

  • Cozy Modern Home with Views | Quiet & Central

    House · 3 bd · 2 ba · sleeps 5 · 0.8 mi

    Revenue $11,945ADR $206Occ ≈ 16%5★ (1)

    Airbnb

  • Panorama green belt view with hot tub & fireplace

    House · 3 bd · 2 ba · sleeps 6 · 1.1 mi

    Revenue $50,944ADR $227Occ ≈ 61%5★ (50)

    AirbnbVrbo

  • |The Ritz 66| Posh + Pool + Views!

    House · 3 bd · 2.5 ba · sleeps 12 · 1.2 mi

    Revenue $769ADR $384Occ ≈ 1%—

    Airbnb

  • Modern Woods Retreat | Treehouse, 10 min to Bethel

    House · 3 bd · 2 ba · sleeps 6 · 1.4 mi

    Revenue $16,290ADR $256Occ ≈ 17%5★ (11)

    AirbnbVrboBooking

  • Modern Woods Retreat

    House · 3 bd · 2 ba · sleeps 6 · 1.4 mi

    Revenue $43,933ADR $249Occ ≈ 48%5★ (18)

    Airbnb

  • Kingsview Luxury above the city 1 King 2 Queens

    House · 3 bd · 2 ba · sleeps 6 · 1.6 mi

    Revenue $105,338ADR $417Occ ≈ 69%4.9★ (81)

    AirbnbVrbo

  • 2 Kings~10 min Bethel~5 min downtown

    House · 3 bd · 2 ba · sleeps 8 · 1.6 mi

    Revenue $47,086ADR $224Occ ≈ 58%5★ (104)

    AirbnbVrbo

  • Shasta Lake Sanctuary!

    House · 3 bd · 2 ba · sleeps 8 · 1.6 mi

    Revenue $90,551ADR $503Occ ≈ 49%4.8★ (15)

    Airbnb

  • The Watercress*walk by the river play in the park!

    House · 3 bd · 2 ba · sleeps 6 · 1.8 mi

    Revenue $45,772ADR $164Occ ≈ 76%4.8★ (217)

    Airbnb

Show all 12 comps

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

    House · 3 bd · 2 ba · sleeps 6 · 1.9 mi

    Revenue $10,693ADR $183Occ ≈ 16%4.7★ (376)

    AirbnbVrboBooking

  • |Riverside Retreat| Pool - Spa - River Trail

    House · 3 bd · 2 ba · sleeps 8 · 2.0 mi

    Revenue $77,767ADR $323Occ ≈ 66%4.8★ (186)

    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

Est. revenue

$46,706

NOI

$24,121

Cash flow /mo

$2,010

Cash needed

$347,100

Cash-on-cash (all cash)

6.9%

ROE (yr 1)

9.7%

Cap rate

7.7%

DSCR

—

Year-1 write-off

$89,919

Year-1 tax shield @ 32%

$28,774

Year-1 return on equity

  • Cash flow (annual)$24,121
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$9,450
ROE9.7%
ROE incl. year-1 tax savings (32% bracket, STR loophole)18.0%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$9,341
  • Platform fees (3% of revenue)$1,401
  • Maintenance / capex (5% of revenue)$2,335
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$3,938
  • Insurance (STR-rated)$1,843

Cash needed to close

  • Purchase price (all cash)$315,000
  • Closing costs (4.0%)$12,600
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$28,774

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

$231,000

Short-life (5/15-yr)

$70,000 · 30%

Year-1 deduction

$90,000

Year-1 tax shield @ 32%

$29,000

Land 27% (county tax record, assessed value split) · building $161,000 over 39 years · new furniture $20,000

Based on: 1,285 sq ft, built 1988, 3 bd / 2 ba, unfurnished, listing features (fence, flooring types).

IRS-guide safe-harbor floor: $71,000 in year 1 (22% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$63,700

  • Kitchen cabinetsdefault

    $8,600 new × 40% good × 2.22 allocation

    $7,700

  • Kitchen countertopsdefault

    $7,100 new × 40% good × 2.22 allocation

    $6,300

  • Decorative trimdefault

    $2,200 new × 40% good × 2.22 allocation

    $2,000

  • Mirrorsdefault

    $300 new × 40% good × 2.22 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 2.22 allocation

    $1,100

  • Window coverings (13)default

    $3,300 new × 40% good × 2.22 allocation

    $2,900

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

    $8,300 new × 40% good × 2.22 allocation

    $7,300

  • Kitchen & laundry equipment plumbingdefault

    $6,700 new × 40% good × 2.22 allocation

    $6,000

  • Kitchen, laundry & data equipment electricaldefault

    $4,100 new × 40% good × 2.22 allocation

    $3,600

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

    $8,100 new × 40% good × 2.22 allocation

    $7,200

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$25,700

  • Paving: driveway & walks (paved)default

    $7,400 new × 50% good × 2.22 allocation

    $8,300

  • Landscaping (typical)default

    $7,100 new × 50% good × 2.22 allocation

    $7,900

  • Patiosdefault

    $1,300 new × 50% good × 2.22 allocation

    $1,400

  • Decks & porches (attached)default

    $1,300 new × 50% good × 2.22 allocation

    $1,400

  • Fencinglisting

    $6,000 new × 50% good × 2.22 allocation

    $6,700
Building, 39-year$161,100

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

    $138,900 new × 40% good × 2.22 allocation

    $123,400

  • Building plumbing & fixturesdefault

    $14,400 new × 40% good × 2.22 allocation

    $12,800

  • Building electrical & lightingdefault

    $13,600 new × 40% good × 2.22 allocation

    $12,000

  • HVACdefault

    $14,500 new × 40% good × 2.22 allocation

    $12,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$63,700$25,700$500$89,900
2$0$0$4,100$4,100
3$0$0$4,100$4,100
4$0$0$4,100$4,100
5$0$0$4,100$4,100
6+$0$0$144,100$144,100
Total$63,700$25,700$161,100$250,500

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 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.