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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

3382 Avington Way

3382 Avington Way

Shasta Lake, CA 96019

$399,500

3 bd · 2 ba · 1,557 sqft · Listed 12d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

2002

Sqft

1,557

Lot sqft

9,583

HOA / mo

$0

Furnished

No

List date

2026-09-17T19:00:48.000000Z

Revenue

Annual revenue

$47,943

ADR

$189

Occupancy

69%

Cleaning fees (12 mo)

$7,208

Confidence

Med (54.6), 7 comps

Comp revenue range (p25 / median / p75)

$32,588$45,043$53,843

  • Shasta House

    House · 3 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $45,043ADR $189Occ ≈ 65%5★ (86)

    Airbnb

  • Close to I5: Newer Pet-friendly Home Near Bethel

    House · 3 bd · 2 ba · sleeps 7 · 1.3 mi

    Revenue $21,242ADR $142Occ ≈ 41%3.7★ (3)

    AirbnbVrbo

  • White retreat-close to I5- Petfriendly near Bethel

    House · 3 bd · 2 ba · sleeps 8 · 1.3 mi

    Revenue $51,172ADR $175Occ ≈ 80%4.8★ (81)

    AirbnbVrboBooking

  • Perfect Redding Retreat w/Hot tub, Pool & King bed

    House · 3 bd · 3 ba · sleeps 8 · 1.6 mi

    Revenue $74,065ADR $348Occ ≈ 58%4.9★ (120)

    AirbnbVrbo

  • *Family friendly *Hot Tub *2200 sq ft *2 acres

    House · 3 bd · 2 ba · sleeps 9 · 1.9 mi

    Revenue $56,514ADR $266Occ ≈ 58%4.7★ (128)

    AirbnbVrbo

  • Modern Woods Retreat

    House · 3 bd · 2 ba · sleeps 6 · 2.0 mi

    Revenue $43,933ADR $249Occ ≈ 48%5★ (18)

    Airbnb

  • Modern Woods Retreat | Treehouse, 10 min to Bethel

    House · 3 bd · 2 ba · sleeps 6 · 2.0 mi

    Revenue $16,290ADR $256Occ ≈ 17%5★ (11)

    AirbnbVrboBooking

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
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$47,943

NOI

$23,587

Cash flow /mo

-$187

Cash needed

$135,355

Cash-on-cash

-1.7%

ROE (yr 1)

9.1%

Cap rate

5.9%

DSCR

0.91

Year-1 write-off

$91,812

Year-1 tax shield @ 32%

$29,380

Year-1 return on equity

  • Cash flow (annual)-$2,246
  • Principal paydown$2,614
  • Appreciation at%$11,985
ROE9.1%
ROE incl. year-1 tax savings (32% bracket, STR loophole)30.8%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$9,589
  • Platform fees (3% of revenue)$1,438
  • Maintenance / capex (5% of revenue)$2,397
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$4,994
  • Insurance (STR-rated)$2,337

Cash needed to close

  • Down payment (25%)$99,875
  • Closing costs (4.0%)$15,980
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$29,380

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

$328,000

Short-life (5/15-yr)

$71,000 · 22%

Year-1 deduction

$92,000

Year-1 tax shield @ 32%

$29,000

Land 18% (county tax record, assessed value split) · building $256,000 over 39 years · new furniture $20,000

Based on: 1,557 sq ft, built 2002, 3 bd / 2 ba, unfurnished, listing features (pool, flooring types).

IRS-guide safe-harbor floor: $73,000 in year 1 (16% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$66,700

  • Kitchen cabinetsdefault

    $9,200 new × 40% good × 2.03 allocation

    $7,500

  • Kitchen countertopsdefault

    $7,500 new × 40% good × 2.03 allocation

    $6,100

  • Decorative trimdefault

    $2,700 new × 40% good × 2.03 allocation

    $2,200

  • Mirrorsdefault

    $300 new × 40% good × 2.03 allocation

    $200

  • Shelvingdefault

    $1,200 new × 40% good × 2.03 allocation

    $1,000

  • Window coverings (16)default

    $4,000 new × 40% good × 2.03 allocation

    $3,300

  • Carpet, vinyl & laminate (100% of floors)listing

    $10,000 new × 40% good × 2.03 allocation

    $8,100

  • Kitchen & laundry equipment plumbingdefault

    $7,200 new × 52% good × 2.03 allocation

    $7,600

  • Kitchen, laundry & data equipment electricaldefault

    $4,300 new × 52% good × 2.03 allocation

    $4,600

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

    $8,100 new × 40% good × 2.03 allocation

    $6,600

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$24,300

  • Paving: driveway & walks (paved)default

    $8,200 new × 50% good × 2.03 allocation

    $8,300

  • Landscaping (typical)default

    $7,900 new × 50% good × 2.03 allocation

    $8,000

  • Patiosdefault

    $1,500 new × 50% good × 2.03 allocation

    $1,600

  • Decks & porches (attached)default

    $1,500 new × 50% good × 2.03 allocation

    $1,600

  • Pool (above-ground)listing

    $6,000 new × 40% good × 2.03 allocation

    $4,900
Building, 39-year$256,300

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

    $168,600 new × 60% good × 2.03 allocation

    $205,600

  • Building plumbing & fixturesdefault

    $17,500 new × 52% good × 2.03 allocation

    $18,500

  • Building electrical & lightingdefault

    $17,000 new × 52% good × 2.03 allocation

    $18,000

  • HVACdefault

    $17,500 new × 40% good × 2.03 allocation

    $14,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$66,700$24,300$800$91,800
2$0$0$6,600$6,600
3$0$0$6,600$6,600
4$0$0$6,600$6,600
5$0$0$6,600$6,600
6+$0$0$229,200$229,200
Total$66,700$24,300$256,300$347,300

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 and Georgia 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.