17903 Ranchera Rd
Shasta Lake, CA 96019
$369,900
3 bd · 1.5 ba · 2,106 sqft · Listed 29d ago
View on Realtor.com →Year built
1975
Sqft
2,106
Lot sqft
70,567
HOA / mo
$0
Furnished
No
List date
2026-08-31T10:13:56.000000Z
Revenue
Annual revenue
$46,497
ADR
$202
Occupancy
63%
Cleaning fees (12 mo)
$7,612
Confidence
Med (68.57), 5 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 *Family friendly *Hot Tub *2200 sq ft *2 acres House | 3 bd · 2 ba · sleeps 9 | $56,514 | $266 | 58% | 4.7★ (128) | 0.2 mi | AirbnbVrbo |
 Close to I5: Newer Pet-friendly Home Near Bethel House | 3 bd · 2 ba · sleeps 7 | $21,242 | $142 | 41% | 3.7★ (3) | 1.1 mi | AirbnbVrbo |
 White retreat-close to I5- Petfriendly near Bethel House | 3 bd · 2 ba · sleeps 8 | $51,172 | $175 | 80% | 4.8★ (81) | 1.1 mi | AirbnbVrboBooking |
 Home in Shasta Lake Near Redding: Early Check-In! House | 3 bd · 2 ba · sleeps 8 | $41,034 | $232 | 48% | 5★ (79) | 1.6 mi | AirbnbVrboBooking |
 Shasta House House | 3 bd · 2 ba · sleeps 6 | $45,043 | $189 | 65% | 5★ (86) | 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$46,497
NOI
$23,045
Cash flow /mo
-$73
Cash needed
$132,771
Cash-on-cash
-0.7%
ROE (yr 1)
9.5%
Cap rate
6.2%
DSCR
0.96
Year-1 write-off
$104,386
Year-1 tax shield @ 32%
$33,403
Year-1 return on equity
- Cash flow (annual)-$874
- Principal paydown$2,421
- Appreciation at%$11,097
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,299
- Platform fees (3% of revenue)$1,395
- Maintenance / capex (5% of revenue)$2,325
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,155
- Insurance (STR-rated)$2,164
Cash needed to close
- Down payment (25%)$92,475
- Closing costs (4.0%)$14,796
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,403
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
$309,000
Short-life (5/15-yr)
$78,000 · 25%
Year-1 deduction
$104,000
Year-1 tax shield @ 32%
$33,000
Land 16% (county tax record, assessed value split) · building $231,000 over 39 years · new furniture $26,000
Based on: 2,106 sq ft, built 1975, 3 bd / 1.5 ba, unfurnished, listing features (patio, game room, fireplace, flooring types).
IRS-guide safe-harbor floor: $84,000 in year 1 (19% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,000
Kitchen cabinetsdefault
$10,400 new × 40% good × 1.91 allocation
- $6,500
Kitchen countertopsdefault
$8,500 new × 40% good × 1.91 allocation
- $2,800
Decorative trimdefault
$3,700 new × 40% good × 1.91 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 1.91 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.91 allocation
- $4,000
Window coverings (21)default
$5,300 new × 40% good × 1.91 allocation
- $10,400
Carpet, vinyl & laminate (100% of floors)listing
$13,600 new × 40% good × 1.91 allocation
- $6,200
Kitchen & laundry equipment plumbingdefault
$8,100 new × 40% good × 1.91 allocation
- $3,700
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 40% good × 1.91 allocation
- $6,200
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.91 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $9,100
Paving: driveway & walks (paved)default
$9,500 new × 50% good × 1.91 allocation
- $8,700
Landscaping (typical)default
$9,200 new × 50% good × 1.91 allocation
- $9,000
Patioslisting
$9,500 new × 50% good × 1.91 allocation
- $2,000
Decks & porches (attached)default
$2,100 new × 50% good × 1.91 allocation
- $174,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$228,800 new × 40% good × 1.91 allocation
- $18,100
Building plumbing & fixturesdefault
$23,700 new × 40% good × 1.91 allocation
- $18,300
Building electrical & lightingdefault
$24,000 new × 40% good × 1.91 allocation
- $18,100
HVACdefault
$23,700 new × 40% good × 1.91 allocation
- $2,000
Fireplacelisting
$2,600 new × 40% good × 1.91 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $74,300 | $28,900 | $1,200 | $104,400 |
| 2 | $0 | $0 | $5,900 | $5,900 |
| 3 | $0 | $0 | $5,900 | $5,900 |
| 4 | $0 | $0 | $5,900 | $5,900 |
| 5 | $0 | $0 | $5,900 | $5,900 |
| 6+ | $0 | $0 | $206,300 | $206,300 |
| Total | $74,300 | $28,900 | $231,300 | $334,400 |
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.