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

3839 Thomason Trl

3839 Thomason Trl

Redding, CA 96002

$599,000

4 bd · 2 ba · 2,086 sqft · Listed 31d ago

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Low confidence

Year built

2017

Sqft

2,086

Lot sqft

11,761

HOA / mo

$108

Furnished

No

List date

2026-08-29T18:03:20.000000Z

Revenue

Annual revenue

$101,017

ADR

$426

Occupancy

65%

Cleaning fees (12 mo)

$13,780

Confidence

Low (47.93), 5 comps

Comp revenue range (p25 / median / p75)

$44,782$101,430$128,642

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    Revenue $140,115ADR $610Occ ≈ 63%4.8★ (37)

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  • *Oasis Place* game room • heated pool • hot tub

    House · 5 bd · 3 ba · sleeps 12 · 0.3 mi

    Revenue $128,642ADR $592Occ ≈ 60%4.9★ (256)

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  • Forest Hill Resort: Heated Pool +Billiards +Trails

    House · 4 bd · 2 ba · sleeps 12 · 0.4 mi

    Revenue $101,430ADR $515Occ ≈ 54%4.9★ (144)

    AirbnbVrbo

  • Quiet Redding Getaway ~ 7 Mi to Downtown!

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

    Revenue $44,782ADR $210Occ ≈ 58%4.8★ (59)

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  • Forest Homes Retreat

    House · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $37,882ADR $292Occ ≈ 36%5★ (46)

    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

Financing
Term

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

Est. revenue

$101,017

NOI

$57,143

Cash flow /mo

$1,534

Cash needed

$196,710

Cash-on-cash

9.4%

ROE (yr 1)

20.5%

Cap rate

9.5%

DSCR

1.48

Year-1 write-off

$107,936

Year-1 tax shield @ 32%

$34,540

Year-1 return on equity

  • Cash flow (annual)$18,409
  • Principal paydown$3,920
  • Appreciation at%$17,970
ROE20.5%
ROE incl. year-1 tax savings (32% bracket, STR loophole)38.0%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$20,203
  • Platform fees (3% of revenue)$3,031
  • Maintenance / capex (5% of revenue)$5,051
  • Utilities & supplies$4,200
  • HOA$1,296
  • Property tax$7,488
  • Insurance (STR-rated)$3,504

Cash needed to close

  • Down payment (25%)$149,750
  • Closing costs (4.0%)$23,960
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$34,540

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

$488,000

Short-life (5/15-yr)

$83,000 · 17%

Year-1 deduction

$108,000

Year-1 tax shield @ 32%

$35,000

Land 19% (county tax record, assessed value split) · building $405,000 over 39 years · new furniture $23,000

Based on: 2,086 sq ft, built 2017, 4 bd / 2 ba, unfurnished, listing features (fireplace, stone counters, flooring types).

IRS-guide safe-harbor floor: $79,000 in year 1 (11% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$82,400

  • Kitchen cabinetsdefault

    $10,400 new × 64% good × 1.63 allocation

    $10,800

  • Kitchen countertops (stone)listing

    $10,600 new × 64% good × 1.63 allocation

    $11,100

  • Decorative trimdefault

    $3,700 new × 64% good × 1.63 allocation

    $3,800

  • Mirrorsdefault

    $300 new × 40% good × 1.63 allocation

    $200

  • Shelvingdefault

    $1,500 new × 64% good × 1.63 allocation

    $1,600

  • Window coverings (21)default

    $5,300 new × 40% good × 1.63 allocation

    $3,400

  • Carpet, vinyl & laminate (67% of floors)listing

    $8,900 new × 40% good × 1.63 allocation

    $5,800

  • Kitchen & laundry equipment plumbingdefault

    $8,100 new × 82% good × 1.63 allocation

    $10,800

  • Kitchen, laundry & data equipment electricaldefault

    $4,900 new × 82% good × 1.63 allocation

    $6,500

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

    $8,100 new × 40% good × 1.63 allocation

    $5,300

  • Furniture bought newlisting

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

    $23,000
15-year land improvements$23,400

  • Paving: driveway & walks (paved)default

    $9,500 new × 64% good × 1.63 allocation

    $9,900

  • Landscaping (typical)default

    $9,100 new × 64% good × 1.63 allocation

    $9,500

  • Patiosdefault

    $2,100 new × 64% good × 1.63 allocation

    $2,200

  • Decks & porches (attached)default

    $2,100 new × 55% good × 1.63 allocation

    $1,800
Building, 39-year$405,300

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

    $226,100 new × 85% good × 1.63 allocation

    $313,600

  • Building plumbing & fixturesdefault

    $23,500 new × 82% good × 1.63 allocation

    $31,400

  • Building electrical & lightingdefault

    $23,700 new × 82% good × 1.63 allocation

    $31,700

  • HVACdefault

    $23,500 new × 55% good × 1.63 allocation

    $21,100

  • Hardwood & tile floorsdefault

    $4,500 new × 64% good × 1.63 allocation

    $4,700

  • Fireplacelisting

    $2,600 new × 64% good × 1.63 allocation

    $2,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$82,400$23,400$2,200$107,900
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$361,600$361,600
Total$82,400$23,400$405,300$511,100

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.