396 Franciscan Trl
Redding, CA 96003
$535,000
3 bd · 2.5 ba · 2,429 sqft · Listed today
View on Realtor.com →Year built
1995
Sqft
2,429
Lot sqft
10,454
HOA / mo
$115
Furnished
No
List date
2026-10-21T07:17:13.000000Z
Revenue
Annual revenue
$39,755
ADR
$136
Occupancy
80%
Cleaning fees (12 mo)
$5,899
Confidence
Med (54.63), 6 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $37,471
Comfort 4 mins Bethel · 3B/2B · Laundry · BBQ ·Pet
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $33,318ADR $131Occ ≈ 70%—
Delisted
Family Friendly close to I-5
House · 3 bd · 2 ba · sleeps 8 · 0.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $45,357ADR $170Occ ≈ 73%4.9★ (331)
Cozy 3-Bedroom Townhome - 30 Day
Apartment · 3 bd · 2.5 ba · sleeps 4 · 0.6 mi
Revenue $25,240ADR $94Occ ≈ 74%—
Delisted
Delightful Modern Home, Fireplace, Designers Touch
House · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $41,623ADR $202Occ ≈ 56%4.9★ (94)
Delisted
Convenient 3-Bdrm Townhome 30Day
Apartment · 3 bd · 2.5 ba · sleeps 4 · 0.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $16,321ADR $63Occ ≈ 71%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Comfort 4 mins Bethel · 3B/2B · Laundry · BBQ ·Pet House | 3 bd · 2 ba · sleeps 6 | $33,318 | $131 | 70% | — | 0.3 mi | Delisted |
Family Friendly close to I-5 House
| 3 bd · 2 ba · sleeps 8 | $45,357 | $170 | 73% | 4.9★ (331) | 0.4 mi | Airbnb |
*New* Overflow 96 | Pool - Hot tub - Central! House
| 3 bd · 2 ba · sleeps 10 | $65,490 | $301 | 60% | 4.9★ (45) | 0.4 mi | AirbnbVrbo |
Cozy 3-Bedroom Townhome - 30 Day Apartment | 3 bd · 2.5 ba · sleeps 4 | $25,240 | $94 | 74% | — | 0.6 mi | Delisted |
Delightful Modern Home, Fireplace, Designers Touch House | 3 bd · 2 ba · sleeps 6 | $41,623 | $202 | 56% | 4.9★ (94) | 0.6 mi | Delisted |
Convenient 3-Bdrm Townhome 30Day Apartment
| 3 bd · 2.5 ba · sleeps 4 | $16,321 | $63 | 71% | — | 0.6 mi | Airbnb |
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
$39,755
NOI
$14,029
Cash flow /mo
-$1,817
Cash needed
$180,650
Cash-on-cash
-12.1%
ROE (yr 1)
-1.4%
Cap rate
2.6%
DSCR
0.39
Year-1 write-off
$137,583
Year-1 tax shield @ 32%
$44,027
Year-1 return on equity
- Cash flow (annual)-$21,807
- Principal paydown$3,253
- Appreciation at%$16,050
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)$7,951
- Platform fees (3% of revenue)$1,193
- Maintenance / capex (5% of revenue)$1,988
- Utilities & supplies$4,200
- HOA$1,380
- Property tax$6,688
- Insurance (STR-rated)$3,130
Cash needed to close
- Down payment (25%)$133,750
- Closing costs (4.0%)$21,400
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$44,027
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
$463,000
Short-life (5/15-yr)
$112,000 · 24%
Year-1 deduction
$138,000
Year-1 tax shield @ 32%
$44,000
Land 14% (county tax record, assessed value split) · building $351,000 over 39 years · new furniture $26,000
Based on: 2,429 sq ft, built 1995, 3 bd / 2.5 ba, unfurnished, listing features (deck, patio, game room, fireplace, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $87,000 in year 1 (13% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,400
Kitchen cabinetsdefault
$11,100 new × 40% good × 2.11 allocation
- $7,700
Kitchen countertopsdefault
$9,100 new × 40% good × 2.11 allocation
- $3,600
Decorative trimdefault
$4,300 new × 40% good × 2.11 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.11 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 2.11 allocation
- $5,100
Window coverings (24)default
$6,000 new × 40% good × 2.11 allocation
- $4,400
Carpet, vinyl & laminate (33% of floors)listing
$5,200 new × 40% good × 2.11 allocation
- $7,300
Kitchen & laundry equipment plumbingdefault
$8,700 new × 40% good × 2.11 allocation
- $4,400
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 40% good × 2.11 allocation
- $6,900
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.11 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $10,800
Paving: driveway & walks (paved)default
$10,200 new × 50% good × 2.11 allocation
- $10,400
Landscaping (typical)default
$9,800 new × 50% good × 2.11 allocation
- $11,600
Patioslisting
$10,900 new × 50% good × 2.11 allocation
- $28,900
Decks & porches (attached)listing
$27,300 new × 50% good × 2.11 allocation
- $269,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$263,900 new × 48% good × 2.11 allocation
- $23,100
Building plumbing & fixturesdefault
$27,400 new × 40% good × 2.11 allocation
- $23,700
Building electrical & lightingdefault
$28,100 new × 40% good × 2.11 allocation
- $23,100
HVACdefault
$27,400 new × 40% good × 2.11 allocation
- $8,800
Hardwood & tile floorsdefault
$10,400 new × 40% good × 2.11 allocation
- $2,200
Fireplacelisting
$2,600 new × 40% good × 2.11 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $75,600 | $61,700 | $400 | $137,600 |
| 2 | $0 | $0 | $9,000 | $9,000 |
| 3 | $0 | $0 | $9,000 | $9,000 |
| 4 | $0 | $0 | $9,000 | $9,000 |
| 5 | $0 | $0 | $9,000 | $9,000 |
| 6+ | $0 | $0 | $314,500 | $314,500 |
| Total | $75,600 | $61,700 | $350,800 | $488,000 |
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.