2119 Tuscany Way
Redding, CA 96003
$330,000
3 bd · 2.5 ba · 1,321 sqft · Listed 18d ago
View on Realtor.com →Year built
2007
Sqft
1,321
Lot sqft
2,178
HOA / mo
$129
Furnished
No
List date
2026-09-11T17:45:32.000000Z
Revenue
Annual revenue
$24,344
ADR
$123
Occupancy
54%
Cleaning fees (12 mo)
$3,844
Confidence
Low (-6.4), 8 comps
Comp revenue range (p25 / median / p75)
Comfy home + great outside space - 30 day
House · 3 bd · 2.5 ba · sleeps 7 · 522 ft
Revenue $6,219ADR $87Occ ≈ 20%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Comfy home + great outside space - 30 day House | 3 bd · 2.5 ba · sleeps 7 | $6,219 | $87 | 20% | — | 522 ft | Airbnb |
Fenced Pool | 4BR King Bed Central Family Friendly House | 4 bd · 2 ba · sleeps 8 | $70,038 | $270 | 71% | 4.8★ (97) | 0.4 mi | AirbnbVrboBooking |
Jacob's Well, 2 King BR, 6 Twins, 3 Baths w/ Pool House | 4 bd · 3 ba · sleeps 10 | $49,718 | $370 | 37% | 4.8★ (157) | 0.5 mi | AirbnbVrboBooking |
Comfortable 30+ Day Stay – Perfect for Work/Travel House | 3 bd · 2 ba · sleeps 8 | $16,255 | $169 | 26% | 4.8★ (6) | 0.5 mi | AirbnbVrbo |
❤️FULLY LOADED 2🔥 3BR 2 Bath SMARTHOME! 🏠 BY LAKE 🌊 House | 4 bd · 2 ba · sleeps 14 | $3,272 | $300 | 3% | 4.7★ (65) | 0.6 mi | AirbnbVrbo |
4bdr Pet Friendly + 3 Kings + EV + Trailer Parking House | 4 bd · 2 ba · sleeps 8 | $61,856 | $285 | 59% | 5★ (66) | 0.6 mi | AirbnbVrbo |
Charming 3BR SmartHome w WiFi Games Good Location! House | 3 bd · 2 ba · sleeps 8 | $5,922 | $423 | 4% | 4.5★ (2) | 0.6 mi | AirbnbVrbo |
Sundial Bridge Stylish & Modern 4BR Home w Arcade! House | 4 bd · 2 ba · sleeps 8 | $2,238 | $412 | 1% | 4.4★ (5) | 0.6 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$24,344
NOI
$6,219
Cash flow /mo
-$1,260
Cash needed
$115,200
Cash-on-cash
-13.1%
ROE (yr 1)
-2.7%
Cap rate
1.9%
DSCR
0.29
Year-1 write-off
$71,355
Year-1 tax shield @ 32%
$22,834
Year-1 return on equity
- Cash flow (annual)-$15,120
- Principal paydown$2,159
- Appreciation at%$9,900
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$4,869
- Platform fees (3% of revenue)$730
- Maintenance / capex (5% of revenue)$1,217
- Utilities & supplies$4,200
- HOA$1,548
- Property tax$4,125
- Insurance (STR-rated)$1,931
Cash needed to close
- Down payment (25%)$82,500
- Closing costs (4.0%)$13,200
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$22,834
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
$255,000
Short-life (5/15-yr)
$51,000 · 20%
Year-1 deduction
$71,000
Year-1 tax shield @ 32%
$23,000
Land 23% (county tax record, assessed value split) · building $204,000 over 39 years · new furniture $20,000
Based on: 1,321 sq ft, built 2007, 3 bd / 2.5 ba, unfurnished, listing features (stone counters, flooring types).
IRS-guide safe-harbor floor: $56,000 in year 1 (14% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $5,800
Kitchen cabinetsdefault
$8,700 new × 40% good × 1.66 allocation
- $5,900
Kitchen countertops (stone)listing
$8,900 new × 40% good × 1.66 allocation
- $1,500
Decorative trimdefault
$2,300 new × 40% good × 1.66 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.66 allocation
- $800
Shelvingdefault
$1,200 new × 40% good × 1.66 allocation
- $2,200
Window coverings (13)default
$3,300 new × 40% good × 1.66 allocation
- $3,800
Carpet, vinyl & laminate (67% of floors)listing
$5,700 new × 40% good × 1.66 allocation
- $7,000
Kitchen & laundry equipment plumbingdefault
$6,800 new × 62% good × 1.66 allocation
- $4,200
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 62% good × 1.66 allocation
- $5,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.66 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,300
Paving: driveway & walks (paved)default
$7,500 new × 50% good × 1.66 allocation
- $6,000
Landscaping (typical)default
$7,200 new × 50% good × 1.66 allocation
- $1,100
Patiosdefault
$1,300 new × 50% good × 1.66 allocation
- $1,100
Decks & porches (attached)default
$1,300 new × 50% good × 1.66 allocation
- $162,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$142,800 new × 68% good × 1.66 allocation
- $15,300
Building plumbing & fixturesdefault
$14,800 new × 62% good × 1.66 allocation
- $14,400
Building electrical & lightingdefault
$14,000 new × 62% good × 1.66 allocation
- $9,900
HVACdefault
$14,900 new × 40% good × 1.66 allocation
- $1,900
Hardwood & tile floorsdefault
$2,800 new × 40% good × 1.66 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $56,200 | $14,500 | $700 | $71,400 |
| 2 | $0 | $0 | $5,200 | $5,200 |
| 3 | $0 | $0 | $5,200 | $5,200 |
| 4 | $0 | $0 | $5,200 | $5,200 |
| 5 | $0 | $0 | $5,200 | $5,200 |
| 6+ | $0 | $0 | $182,200 | $182,200 |
| Total | $56,200 | $14,500 | $203,800 | $274,500 |
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.