4930 Yellowstone Dr
Redding, CA 96002
$799,900
4 bd · 2.5 ba · 2,985 sqft · Listed 1d ago
View on Realtor.com →Year built
2003
Sqft
2,985
Lot sqft
13,504
HOA / mo
$75
Furnished
No
List date
2026-10-18T16:44:42.000000Z
Revenue
Annual revenue
$80,726
ADR
$374
Occupancy
59%
Cleaning fees (12 mo)
$15,969
Confidence
Low (21.81), 8 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $54,687
Redding retreat for Large Family / Entire house
House · 4 bd · 2 ba · sleeps 8 · 1.1 mi
- A/C
- Wifi
- Kitchen
- Washer
- +1
Revenue $37,145ADR $227Occ ≈ 45%5★ (123)
House+ADU+Pool + RV/Boat Parking
House · 4 bd · 3 ba · sleeps 10 · 1.3 mi
- Pool
- A/C
- Free parking
- Pets OK
- +3
Revenue $4,286ADR $499Occ ≈ 2%5★ (6)
❤️FULLY LOADED 2🔥 3BR 2 Bath SMARTHOME! 🏠 BY LAKE 🌊
House · 4 bd · 2 ba · sleeps 14 · 2.0 mi
Revenue $3,272ADR $300Occ ≈ 3%4.7★ (65)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Pool | HT | Sauna | Gym | Central | Luxe Linens House
| 4 bd · 3.5 ba · sleeps 8 | $108,941 | $491 | 61% | 5★ (52) | 0.4 mi | AirbnbVrbo |
Redding retreat for Large Family / Entire house House
| 4 bd · 2 ba · sleeps 8 | $37,145 | $227 | 45% | 5★ (123) | 1.1 mi | Airbnb |
The W Resort Outdoor Kitchen Pool Hot Tub Oasis House
| 4 bd · 2.5 ba · sleeps 10 | $135,416 | $615 | 60% | 4.8★ (37) | 1.1 mi | AirbnbVrbo |
Forest Hill Resort: Heated Pool +Billiards +Trails House
| 4 bd · 2 ba · sleeps 12 | $102,651 | $524 | 54% | 4.9★ (146) | 1.1 mi | AirbnbVrbo |
House+ADU+Pool + RV/Boat Parking House
| 4 bd · 3 ba · sleeps 10 | $4,286 | $499 | 2% | 5★ (6) | 1.3 mi | Airbnb |
Large 4 bedroom w/ play space, office, 3 king beds House
| 4 bd · 3 ba · sleeps 10 | $50,170 | $247 | 56% | 5★ (43) | 1.8 mi | AirbnbVrbo |
4bdr Pet Friendly + 3 Kings + EV + Trailer Parking House
| 4 bd · 2 ba · sleeps 8 | $59,204 | $283 | 57% | 5★ (67) | 2.0 mi | AirbnbVrbo |
❤️FULLY LOADED 2🔥 3BR 2 Bath SMARTHOME! 🏠 BY LAKE 🌊 House | 4 bd · 2 ba · sleeps 14 | $3,272 | $300 | 3% | 4.7★ (65) | 2.0 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
$80,726
NOI
$39,544
Cash flow /mo
-$1,170
Cash needed
$254,971
Cash-on-cash
-5.5%
ROE (yr 1)
5.8%
Cap rate
4.9%
DSCR
0.74
Year-1 write-off
$107,800
Year-1 tax shield @ 32%
$34,496
Year-1 return on equity
- Cash flow (annual)-$14,035
- Principal paydown$4,864
- Appreciation at%$23,997
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)$16,145
- Platform fees (3% of revenue)$2,422
- Maintenance / capex (5% of revenue)$4,036
- Utilities & supplies$4,200
- HOA$900
- Property tax$9,999
- Insurance (STR-rated)$4,679
Cash needed to close
- Down payment (25%)$199,975
- Closing costs (4.0%)$31,996
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$34,496
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
$544,000
Short-life (5/15-yr)
$84,000 · 15%
Year-1 deduction
$108,000
Year-1 tax shield @ 32%
$34,000
Land 32% (county tax record, assessed value split) · building $460,000 over 39 years · new furniture $23,000
Based on: 2,985 sq ft, built 2003, 4 bd / 2.5 ba, unfurnished, listing features (stone counters, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $82,000 in year 1 (11% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,900
Kitchen cabinetsdefault
$12,300 new × 40% good × 1.81 allocation
- $9,100
Kitchen countertops (stone)listing
$12,600 new × 40% good × 1.81 allocation
- $3,800
Decorative trimdefault
$5,200 new × 40% good × 1.81 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.81 allocation
- $1,100
Shelvingdefault
$1,500 new × 40% good × 1.81 allocation
- $5,400
Window coverings (30)default
$7,500 new × 40% good × 1.81 allocation
- $6,900
Carpet, vinyl & laminate (50% of floors)listing
$9,600 new × 40% good × 1.81 allocation
- $9,400
Kitchen & laundry equipment plumbingdefault
$9,600 new × 54% good × 1.81 allocation
- $5,700
Kitchen, laundry & data equipment electricaldefault
$5,800 new × 54% good × 1.81 allocation
- $5,900
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.81 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $12,800
Paving: driveway & walks (paved)default
$14,200 new × 50% good × 1.81 allocation
- $9,800
Landscaping (typical)default
$10,900 new × 50% good × 1.81 allocation
- $2,700
Patiosdefault
$2,900 new × 50% good × 1.81 allocation
- $2,700
Decks & porches (attached)default
$2,900 new × 50% good × 1.81 allocation
- $361,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$324,400 new × 62% good × 1.81 allocation
- $32,800
Building plumbing & fixturesdefault
$33,700 new × 54% good × 1.81 allocation
- $34,200
Building electrical & lightingdefault
$35,100 new × 54% good × 1.81 allocation
- $24,300
HVACdefault
$33,600 new × 40% good × 1.81 allocation
- $6,900
Hardwood & tile floorsdefault
$9,600 new × 40% good × 1.81 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $79,400 | $28,000 | $500 | $107,800 |
| 2 | $0 | $0 | $11,800 | $11,800 |
| 3 | $0 | $0 | $11,800 | $11,800 |
| 4 | $0 | $0 | $11,800 | $11,800 |
| 5 | $0 | $0 | $11,800 | $11,800 |
| 6+ | $0 | $0 | $412,000 | $412,000 |
| Total | $79,400 | $28,000 | $459,600 | $566,900 |
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.