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4571 Big Horn Dr

4571 Big Horn Dr

Redding, CA 96002

$623,000

4 bd · 2.5 ba · 2,635 sqft · Listed today

View on Realtor.com →
Low confidence

Year built

2002

Sqft

2,635

Lot sqft

13,504

HOA / mo

$67

Furnished

No

List date

2026-10-16T03:35:47.000000Z

Revenue

Annual revenue

$75,906

ADR

$352

Occupancy

59%

Cleaning fees (12 mo)

$15,389

Confidence

Low (25.82), 10 comps

Comp revenue range (p25 / median / p75)

$38,396$49,014$91,789

Median revenue of shown comps: $49,014

  • The W Resort Outdoor Kitchen Pool Hot Tub Oasis

    House · 4 bd · 2.5 ba · sleeps 10 · 1.1 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $135,416ADR $615Occ ≈ 60%4.8★ (37)

    AirbnbVrbo

  • Forest Hill Resort: Heated Pool +Billiards +Trails

    House · 4 bd · 2 ba · sleeps 12 · 1.1 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +7

    Revenue $102,651ADR $524Occ ≈ 54%4.9★ (146)

    AirbnbVrbo

  • House+ADU+Pool + RV/Boat Parking

    House · 4 bd · 3 ba · sleeps 10 · 1.2 mi

    • Pool
    • A/C
    • Free parking
    • Pets OK
    • +3

    Revenue $4,286ADR $499Occ ≈ 2%5★ (6)

    Airbnb

  • Large 4 bedroom w/ play space, office, 3 king beds

    House · 4 bd · 3 ba · sleeps 10 · 1.7 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +2

    Revenue $50,170ADR $247Occ ≈ 56%5★ (43)

    AirbnbVrbo

  • The Rivercrest Branch House | Spacious + Bright

    House · 4 bd · 2.5 ba · sleeps 9 · 2.0 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $47,857ADR $391Occ ≈ 34%4.7★ (20)

    AirbnbVrboBooking

  • Foosball+King Bed Costco Closeby Huge Master Suite

    House · 4 bd · 2.5 ba · sleeps 10 · 2.0 mi

    Revenue $42,149ADR $270Occ ≈ 43%4.2★ (17)

    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

Financing
Management

Est. revenue

$75,906

NOI

$39,151

Cash flow /mo

$3,263

Cash needed

$670,920

Cash-on-cash (all cash)

5.8%

ROE (yr 1)

8.6%

Cap rate

6.3%

DSCR

—

Year-1 write-off

$124,116

Year-1 tax shield @ 32%

$39,717

Year-1 return on equity

  • Cash flow (annual)$39,151
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$18,690
ROE8.6%

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)$15,181
  • Platform fees (3% of revenue)$2,277
  • Maintenance / capex (5% of revenue)$3,795
  • Utilities & supplies$4,200
  • HOA$804
  • Property tax$7,788
  • Insurance (STR-rated)$3,645

Cash needed to close

  • Purchase price (all cash)$623,000
  • Closing costs (4.0%)$24,920
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$39,717

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

$505,000

Short-life (5/15-yr)

$101,000 · 20%

Year-1 deduction

$124,000

Year-1 tax shield @ 32%

$40,000

Land 19% (county tax record, assessed value split) · building $404,000 over 39 years · new furniture $23,000

Based on: 2,635 sq ft, built 2002, 4 bd / 2.5 ba, unfurnished, listing features (covered patio, fence, fireplace, flooring types).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $102,000 in year 1 (15% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$74,100

  • Kitchen cabinetsdefault

    $11,600 new × 40% good × 1.84 allocation

    $8,500

  • Kitchen countertopsdefault

    $9,500 new × 40% good × 1.84 allocation

    $7,000

  • Decorative trimdefault

    $4,600 new × 40% good × 1.84 allocation

    $3,400

  • Mirrorsdefault

    $300 new × 40% good × 1.84 allocation

    $200

  • Shelvingdefault

    $1,500 new × 40% good × 1.84 allocation

    $1,100

  • Window coverings (26)default

    $6,500 new × 40% good × 1.84 allocation

    $4,800

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

    $8,500 new × 40% good × 1.84 allocation

    $6,200

  • Kitchen & laundry equipment plumbingdefault

    $9,000 new × 52% good × 1.84 allocation

    $8,600

  • Kitchen, laundry & data equipment electricaldefault

    $5,400 new × 52% good × 1.84 allocation

    $5,200

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

    $8,100 new × 40% good × 1.84 allocation

    $6,000

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$49,600

  • Paving: driveway & walks (paved)default

    $13,300 new × 50% good × 1.84 allocation

    $12,200

  • Landscaping (typical)default

    $10,200 new × 50% good × 1.84 allocation

    $9,400

  • Covered patiolisting

    $21,700 new × 50% good × 1.84 allocation

    $20,000

  • Decks & porches (attached)default

    $2,600 new × 50% good × 1.84 allocation

    $2,400

  • Fencinglisting

    $6,000 new × 50% good × 1.84 allocation

    $5,500
Building, 39-year$404,000

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

    $286,100 new × 60% good × 1.84 allocation

    $316,200

  • Building plumbing & fixturesdefault

    $29,700 new × 52% good × 1.84 allocation

    $28,400

  • Building electrical & lightingdefault

    $30,700 new × 52% good × 1.84 allocation

    $29,400

  • HVACdefault

    $29,700 new × 40% good × 1.84 allocation

    $21,900

  • Hardwood & tile floorsdefault

    $8,500 new × 40% good × 1.84 allocation

    $6,200

  • Fireplacelisting

    $2,600 new × 40% good × 1.84 allocation

    $1,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$74,100$49,600$400$124,100
2$0$0$10,400$10,400
3$0$0$10,400$10,400
4$0$0$10,400$10,400
5$0$0$10,400$10,400
6+$0$0$362,200$362,200
Total$74,100$49,600$404,000$527,700

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.