3415 Sunset Dr
Redding, CA 96001
$420,000
3 bd · 2 ba · 1,450 sqft · Listed 1d ago
View on Realtor.com →Year built
1956
Sqft
1,450
Lot sqft
9,583
HOA / mo
$0
Furnished
No
List date
2026-10-05T19:04:17.000000Z
Revenue
Annual revenue
$49,755
ADR
$214
Occupancy
64%
Cleaning fees (12 mo)
$5,924
Confidence
Med (56.37), 5 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $47,843Checking amenities for 2 listings…
Royal Oaks Cottage w/ direct park access
House · 3 bd · 2 ba · sleeps 7 · 456 ft
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $35,250ADR $147Occ ≈ 66%4.9★ (179)
Havilah-Midcentury Modern 3/3 home
House · 3 bd · 3 ba · sleeps 7 · 0.4 mi
Revenue $30,383ADR $99Occ ≈ 84%4.5★ (8)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Royal Oaks Cottage w/ direct park access House
| 3 bd · 2 ba · sleeps 7 | $35,250 | $147 | 66% | 4.9★ (179) | 456 ft | Airbnb |
Havilah-Midcentury Modern 3/3 home House | 3 bd · 3 ba · sleeps 7 | $30,383 | $99 | 84% | 4.5★ (8) | 0.4 mi | Airbnb |
Westside Charmer Near Trails House | 3 bd · 2 ba · sleeps 6 | $47,843 | $253 | 52% | 4.8★ (28) | 0.4 mi | AirbnbVrbo |
{The Cessna Lookout} +Pool +Hot Tub +EV Charger House | 3 bd · 2.5 ba · sleeps 6 | $77,510 | $310 | 69% | 5★ (187) | 0.6 mi | AirbnbVrbo |
Relaxing Pool | Heated Spa | EV charger House
| 3 bd · 2 ba · sleeps 6 | $81,672 | $334 | 67% | 5★ (86) | 0.7 mi | 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
Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$49,755
NOI
$24,547
Cash flow /mo
-$272
Cash needed
$141,300
Cash-on-cash
-2.3%
ROE (yr 1)
8.5%
Cap rate
5.8%
DSCR
0.88
Year-1 write-off
$163,833
Year-1 tax shield @ 32%
$52,427
Year-1 return on equity
- Cash flow (annual)-$3,269
- Principal paydown$2,616
- Appreciation at%$12,600
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)$9,951
- Platform fees (3% of revenue)$1,493
- Maintenance / capex (5% of revenue)$2,488
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,250
- Insurance (STR-rated)$2,457
Cash needed to close
- Down payment (25%)$105,000
- Closing costs (4.0%)$16,800
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$52,427
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
$339,000
Short-life (5/15-yr)
$144,000 · 42%
Year-1 deduction
$164,000
Year-1 tax shield @ 32%
$52,000
Land 19% (county tax record, assessed value split) · building $195,000 over 39 years · new furniture $20,000
Based on: 1,450 sq ft, built 1956, 3 bd / 2 ba, unfurnished, listing features (pool, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $143,000 in year 1 (36% short-life, $46,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,300
Kitchen cabinetsdefault
$9,000 new × 40% good × 2.31 allocation
- $6,800
Kitchen countertopsdefault
$7,300 new × 40% good × 2.31 allocation
- $2,300
Decorative trimdefault
$2,500 new × 40% good × 2.31 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.31 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.31 allocation
- $3,500
Window coverings (15)default
$3,800 new × 40% good × 2.31 allocation
- $3,500
Carpet, vinyl & laminate (40% of floors)listing
$3,700 new × 40% good × 2.31 allocation
- $6,500
Kitchen & laundry equipment plumbingdefault
$7,000 new × 40% good × 2.31 allocation
- $3,900
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 2.31 allocation
- $7,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.31 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,100
Paving: driveway & walks (paved)default
$7,900 new × 50% good × 2.31 allocation
- $8,800
Landscaping (typical)default
$7,600 new × 50% good × 2.31 allocation
- $1,700
Patiosdefault
$1,400 new × 50% good × 2.31 allocation
- $4,000
Irrigationlisting
$3,500 new × 50% good × 2.31 allocation
- $1,700
Decks & porches (attached)default
$1,400 new × 50% good × 2.31 allocation
- $75,200
Pool (in-ground)listing
$65,000 new × 50% good × 2.31 allocation
- $145,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$156,900 new × 40% good × 2.31 allocation
- $15,100
Building plumbing & fixturesdefault
$16,300 new × 40% good × 2.31 allocation
- $14,500
Building electrical & lightingdefault
$15,700 new × 40% good × 2.31 allocation
- $15,100
HVACdefault
$16,300 new × 40% good × 2.31 allocation
- $5,200
Hardwood & tile floorsdefault
$5,600 new × 40% good × 2.31 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $63,100 | $100,500 | $200 | $163,800 |
| 2 | $0 | $0 | $5,000 | $5,000 |
| 3 | $0 | $0 | $5,000 | $5,000 |
| 4 | $0 | $0 | $5,000 | $5,000 |
| 5 | $0 | $0 | $5,000 | $5,000 |
| 6+ | $0 | $0 | $174,900 | $174,900 |
| Total | $63,100 | $100,500 | $195,100 | $358,700 |
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.