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17903 Ranchera Rd

17903 Ranchera Rd

Shasta Lake, CA 96019

$369,900

3 bd · 1.5 ba · 2,106 sqft · Listed 29d ago

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Low confidence

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)

$41,034$45,043$51,172

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

    House · 3 bd · 2 ba · sleeps 9 · 0.2 mi

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

    AirbnbVrbo

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

    House · 3 bd · 2 ba · sleeps 7 · 1.1 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 · 1.1 mi

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

    AirbnbVrboBooking

  • Home in Shasta Lake Near Redding: Early Check-In!

    House · 3 bd · 2 ba · sleeps 8 · 1.6 mi

    Revenue $41,034ADR $232Occ ≈ 48%5★ (79)

    AirbnbVrboBooking

  • Shasta House

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

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

    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

Financing

Est. revenue

$46,497

NOI

$23,045

Cash flow /mo

$1,920

Cash needed

$410,196

Cash-on-cash (all cash)

5.6%

ROE (yr 1)

8.3%

Cap rate

6.2%

DSCR

—

Year-1 write-off

$104,386

Year-1 tax shield @ 32%

$33,403

Year-1 return on equity

  • Cash flow (annual)$23,045
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$11,097
ROE8.3%
ROE incl. year-1 tax savings (32% bracket, STR loophole)16.5%
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

  • Purchase price (all cash)$369,900
  • 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.

5-year property$74,300

  • Kitchen cabinetsdefault

    $10,400 new × 40% good × 1.91 allocation

    $8,000

  • Kitchen countertopsdefault

    $8,500 new × 40% good × 1.91 allocation

    $6,500

  • Decorative trimdefault

    $3,700 new × 40% good × 1.91 allocation

    $2,800

  • Mirrorsdefault

    $200 new × 40% good × 1.91 allocation

    $100

  • Shelvingdefault

    $1,200 new × 40% good × 1.91 allocation

    $900

  • Window coverings (21)default

    $5,300 new × 40% good × 1.91 allocation

    $4,000

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

    $13,600 new × 40% good × 1.91 allocation

    $10,400

  • Kitchen & laundry equipment plumbingdefault

    $8,100 new × 40% good × 1.91 allocation

    $6,200

  • Kitchen, laundry & data equipment electricaldefault

    $4,900 new × 40% good × 1.91 allocation

    $3,700

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

    $8,100 new × 40% good × 1.91 allocation

    $6,200

  • Furniture bought newlisting

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

    $19,500

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$28,900

  • Paving: driveway & walks (paved)default

    $9,500 new × 50% good × 1.91 allocation

    $9,100

  • Landscaping (typical)default

    $9,200 new × 50% good × 1.91 allocation

    $8,700

  • Patioslisting

    $9,500 new × 50% good × 1.91 allocation

    $9,000

  • Decks & porches (attached)default

    $2,100 new × 50% good × 1.91 allocation

    $2,000
Building, 39-year$231,300

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

    $228,800 new × 40% good × 1.91 allocation

    $174,700

  • Building plumbing & fixturesdefault

    $23,700 new × 40% good × 1.91 allocation

    $18,100

  • Building electrical & lightingdefault

    $24,000 new × 40% good × 1.91 allocation

    $18,300

  • HVACdefault

    $23,700 new × 40% good × 1.91 allocation

    $18,100

  • Fireplacelisting

    $2,600 new × 40% good × 1.91 allocation

    $2,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.