2392 LA Villa Way
Redding, CA 96003
$374,400
4 bd · 2.5 ba · 1,623 sqft · Listed 1d ago
View on Realtor.com →Year built
2010
Sqft
1,623
Lot sqft
2,178
HOA / mo
$120
Furnished
No
List date
2026-10-16T18:41:29.000000Z
Revenue
Annual revenue
$40,154
ADR
$202
Occupancy
54%
Cleaning fees (12 mo)
$6,837
Confidence
Low (12.85), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $51,963
❤️FULLY LOADED 2🔥 3BR 2 Bath SMARTHOME! 🏠 BY LAKE 🌊
House · 4 bd · 2 ba · sleeps 14 · 0.6 mi
Revenue $3,272ADR $300Occ ≈ 3%4.7★ (65)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Fenced Pool | 4BR King Bed Central Family Friendly House
| 4 bd · 2 ba · sleeps 8 | $70,498 | $266 | 73% | 4.8★ (100) | 0.3 mi | AirbnbVrboBooking |
Jacob's Well, 2 King BR, 6 Twins, 3 Baths w/ Pool House
| 4 bd · 3 ba · sleeps 10 | $51,963 | $368 | 39% | 4.8★ (159) | 0.5 mi | AirbnbVrboBooking |
❤️FULLY LOADED 2🔥 3BR 2 Bath SMARTHOME! 🏠 BY LAKE 🌊 House | 4 bd · 2 ba · sleeps 14 | $3,272 | $300 | 3% | 4.7★ (65) | 0.6 mi | Airbnb |
Sundial Bridge Stylish & Modern 4BR Home w Arcade! House
| 4 bd · 2 ba · sleeps 8 | $1,606 | $412 | 1% | 4.4★ (5) | 0.6 mi | AirbnbVrbo |
4bdr Pet Friendly + 3 Kings + EV + Trailer Parking House
| 4 bd · 2 ba · sleeps 8 | $59,204 | $283 | 57% | 5★ (67) | 0.6 mi | 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
Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$40,154
NOI
$16,962
Cash flow /mo
-$676
Cash needed
$131,576
Cash-on-cash
-6.2%
ROE (yr 1)
4.1%
Cap rate
4.5%
DSCR
0.68
Year-1 write-off
$78,286
Year-1 tax shield @ 32%
$25,052
Year-1 return on equity
- Cash flow (annual)-$8,116
- Principal paydown$2,277
- Appreciation at%$11,232
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)$8,031
- Platform fees (3% of revenue)$1,205
- Maintenance / capex (5% of revenue)$2,008
- Utilities & supplies$4,200
- HOA$1,440
- Property tax$4,680
- Insurance (STR-rated)$2,190
Cash needed to close
- Down payment (25%)$93,600
- Closing costs (4.0%)$14,976
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$25,052
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
$302,000
Short-life (5/15-yr)
$55,000 · 18%
Year-1 deduction
$78,000
Year-1 tax shield @ 32%
$25,000
Land 19% (county tax record, assessed value split) · building $247,000 over 39 years · new furniture $23,000
Based on: 1,623 sq ft, built 2010, 4 bd / 2.5 ba, unfurnished, listing features (patio, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $64,000 in year 1 (13% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $5,700
Kitchen cabinetsdefault
$9,400 new × 40% good × 1.52 allocation
- $4,700
Kitchen countertopsdefault
$7,700 new × 40% good × 1.52 allocation
- $1,700
Decorative trimdefault
$2,800 new × 40% good × 1.52 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.52 allocation
- $900
Shelvingdefault
$1,500 new × 40% good × 1.52 allocation
- $2,400
Window coverings (16)default
$4,000 new × 40% good × 1.52 allocation
- $3,200
Carpet, vinyl & laminate (50% of floors)listing
$5,200 new × 40% good × 1.52 allocation
- $7,500
Kitchen & laundry equipment plumbingdefault
$7,300 new × 68% good × 1.52 allocation
- $4,600
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 68% good × 1.52 allocation
- $4,900
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.52 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,400
Paving: driveway & walks (paved)default
$8,400 new × 50% good × 1.52 allocation
- $6,100
Landscaping (typical)default
$8,000 new × 50% good × 1.52 allocation
- $5,600
Patioslisting
$7,300 new × 50% good × 1.52 allocation
- $1,200
Decks & porches (attached)default
$1,600 new × 50% good × 1.52 allocation
- $195,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$175,500 new × 73% good × 1.52 allocation
- $18,900
Building plumbing & fixturesdefault
$18,200 new × 68% good × 1.52 allocation
- $18,500
Building electrical & lightingdefault
$17,800 new × 68% good × 1.52 allocation
- $11,100
HVACdefault
$18,300 new × 40% good × 1.52 allocation
- $3,200
Hardwood & tile floorsdefault
$5,200 new × 40% good × 1.52 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $58,800 | $19,200 | $300 | $78,300 |
| 2 | $0 | $0 | $6,300 | $6,300 |
| 3 | $0 | $0 | $6,300 | $6,300 |
| 4 | $0 | $0 | $6,300 | $6,300 |
| 5 | $0 | $0 | $6,300 | $6,300 |
| 6+ | $0 | $0 | $221,700 | $221,700 |
| Total | $58,800 | $19,200 | $247,400 | $325,400 |
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.