3415 Glenwood Dr
Redding, CA 96003
$420,000
3 bd · 2 ba · 1,440 sqft · Listed today
View on Realtor.com →Year built
1973
Sqft
1,440
Lot sqft
34,848
HOA / mo
$0
Furnished
No
List date
2026-10-24T00:33:18.000000Z
Revenue
Annual revenue
$39,037
ADR
$154
Occupancy
69%
Cleaning fees (12 mo)
$6,092
Confidence
Low (46.47), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $22,304
Modern Woods Retreat
House · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $48,755ADR $249Occ ≈ 54%5★ (18)
Delisted
Cozy Modern Home with Views | Quiet & Central
House · 3 bd · 2 ba · sleeps 5 · 1.7 mi
Revenue $15,345ADR $206Occ ≈ 20%5★ (1)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Mac's Place | A Modern Woods Retreat w/Treehouse House
| 3 bd · 2 ba · sleeps 6 | $21,605 | $250 | 24% | 5★ (11) | 0.6 mi | AirbnbVrboBooking |
Modern Woods Retreat House | 3 bd · 2 ba · sleeps 6 | $48,755 | $249 | 54% | 5★ (18) | 0.6 mi | Delisted |
Lakes and Bethel close by 30 days Apartment
| 3 bd · 2 ba · sleeps 6 | $22,304 | $151 | 40% | 4.9★ (33) | 0.7 mi | AirbnbVrbo |
Cozy Modern Home with Views | Quiet & Central House | 3 bd · 2 ba · sleeps 5 | $15,345 | $206 | 20% | 5★ (1) | 1.7 mi | Delisted |
Panorama green belt view with hot tub & fireplace House
| 3 bd · 2 ba · sleeps 6 | $52,531 | $225 | 64% | 5★ (50) | 1.8 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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$39,037
NOI
$16,830
Cash flow /mo
-$924
Cash needed
$141,300
Cash-on-cash
-7.8%
ROE (yr 1)
2.9%
Cap rate
4.0%
DSCR
0.60
Year-1 write-off
$126,980
Year-1 tax shield @ 32%
$40,634
Year-1 return on equity
- Cash flow (annual)-$11,091
- Principal paydown$2,595
- Appreciation at%$12,600
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)$7,807
- Platform fees (3% of revenue)$1,171
- Maintenance / capex (5% of revenue)$1,952
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,250
- Insurance (STR-rated)$2,457
Cash needed to close
- Down payment (25%)$105,000
- Closing costs (4.0%)$16,800
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$40,634
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
$353,000
Short-life (5/15-yr)
$107,000 · 30%
Year-1 deduction
$127,000
Year-1 tax shield @ 32%
$41,000
Land 16% (county tax record, assessed value split) · building $246,000 over 39 years · new furniture $20,000
Based on: 1,440 sq ft, built 1973, 3 bd / 2 ba, unfurnished, listing features (deck, stone counters, flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $79,000 in year 1 (17% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,100
Kitchen cabinetsdefault
$9,000 new × 40% good × 2.81 allocation
- $10,300
Kitchen countertops (stone)listing
$9,200 new × 40% good × 2.81 allocation
- $2,800
Decorative trimdefault
$2,500 new × 40% good × 2.81 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.81 allocation
- $1,300
Shelvingdefault
$1,200 new × 40% good × 2.81 allocation
- $3,900
Window coverings (14)default
$3,500 new × 40% good × 2.81 allocation
- $10,400
Carpet, vinyl & laminate (100% of floors)listing
$9,300 new × 40% good × 2.81 allocation
- $7,800
Kitchen & laundry equipment plumbingdefault
$7,000 new × 40% good × 2.81 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 2.81 allocation
- $9,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.81 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $11,000
Paving: driveway & walks (paved)default
$7,900 new × 50% good × 2.81 allocation
- $10,600
Landscaping (typical)default
$7,600 new × 50% good × 2.81 allocation
- $2,000
Patiosdefault
$1,400 new × 50% good × 2.81 allocation
- $22,700
Decks & porches (attached)listing
$16,200 new × 50% good × 2.81 allocation
- $175,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$155,800 new × 40% good × 2.81 allocation
- $18,200
Building plumbing & fixturesdefault
$16,200 new × 40% good × 2.81 allocation
- $17,400
Building electrical & lightingdefault
$15,500 new × 40% good × 2.81 allocation
- $18,200
HVACdefault
$16,200 new × 40% good × 2.81 allocation
- $16,800
Septic systemlisting
$12,000 new × 50% good × 2.81 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $80,300 | $46,400 | $300 | $127,000 |
| 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 | $220,100 | $220,100 |
| Total | $80,300 | $46,400 | $245,600 | $372,300 |
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.