5414 Indianwood Dr

Redding, CA 96001

$565,000

3 bd · 2 ba · 2,224 sqft · Listed 27d ago

View on Realtor.com →

Low confidence

Year built

1992

Sqft

2,224

Lot sqft

10,019

HOA / mo

Furnished

List date

2026-09-02T19:58:44.000000Z

Revenue

Annual revenue

$37,840

ADR

$168

Occupancy

62%

Cleaning fees (12 mo)

$5,348

Confidence

Low (37.87), 8 comps

Comp revenue range (p25 / median / p75)

$21,249$44,388$53,151

Comfortable home near river access trail
House · 3 bd · 1 ba · sleeps 6 · 499 ft
Revenue $58,315ADR $304Occ ≈ 53%4.8★ (48)
Airbnb Vrbo Booking
💤Peaceful & Private 2 Room Suite w/ Pvt. Entrance
Guest suite · 2 bd · 1 ba · sleeps 3 · 0.2 mi
Revenue $25,741ADR $94Occ ≈ 75%5★ (470)
Airbnb
The Hideout-21’ sleeps 4
Camper/RV · 2 bd · 1 ba · sleeps 5 · 0.3 mi
Revenue $408ADR $136Occ ≈ 1%—
Airbnb
The Rivercrest Branch House | Spacious + Bright
House · 4 bd · 2.5 ba · sleeps 9 · 0.5 mi
Revenue $48,988ADR $390Occ ≈ 34%4.6★ (13)
Airbnb Booking
Foosball+King Bed Costco Closeby Huge Master Suite
House · 4 bd · 2.5 ba · sleeps 10 · 0.5 mi
Revenue $39,788ADR $269Occ ≈ 41%4.2★ (17)
Airbnb Vrbo
Rivercrest Branch House
House · 4 bd · 2.5 ba · sleeps 8 · 0.5 mi
Revenue $57,344ADR $364Occ ≈ 43%4.7★ (6)
Airbnb Vrbo
Jardin Pasatiempo with Gourmet Kitchen & EV Charger
House · 2 bd · 2.5 ba · sleeps 6 · 0.5 mi
Revenue $51,753ADR $253Occ ≈ 56%5★ (299)
Airbnb
Redding River House II, Stunning River Location.
House · 2 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $7,774ADR $203Occ ≈ 10%5★ (1)
Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Comfortable home near river access trail House	3 bd · 1 ba · sleeps 6	$58,315	$304	53%	4.8★ (48)	499 ft	Airbnb Vrbo Booking
💤Peaceful & Private 2 Room Suite w/ Pvt. Entrance Guest suite	2 bd · 1 ba · sleeps 3	$25,741	$94	75%	5★ (470)	0.2 mi	Airbnb
The Hideout-21’ sleeps 4 Camper/RV	2 bd · 1 ba · sleeps 5	$408	$136	1%	—	0.3 mi	Airbnb
The Rivercrest Branch House \| Spacious + Bright House	4 bd · 2.5 ba · sleeps 9	$48,988	$390	34%	4.6★ (13)	0.5 mi	Airbnb Booking
Foosball+King Bed Costco Closeby Huge Master Suite House	4 bd · 2.5 ba · sleeps 10	$39,788	$269	41%	4.2★ (17)	0.5 mi	Airbnb Vrbo
Rivercrest Branch House House	4 bd · 2.5 ba · sleeps 8	$57,344	$364	43%	4.7★ (6)	0.5 mi	Airbnb Vrbo
Jardin Pasatiempo with Gourmet Kitchen & EV Charger House	2 bd · 2.5 ba · sleeps 6	$51,753	$253	56%	5★ (299)	0.5 mi	Airbnb
Redding River House II, Stunning River Location. House	2 bd · 2 ba · sleeps 6	$7,774	$203	10%	5★ (1)	0.7 mi	Vrbo

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

Purchase priceAlready furnishedTax bracket

Est. revenue

$37,840

NOI

$13,525

Cash flow /mo

$1,127

Cash needed

$607,100

Cash-on-cash (all cash)

2.2%

ROE (yr 1)

5.0%

Cap rate

2.4%

DSCR

—

Year-1 write-off

$191,849

Year-1 tax shield @ 32%

$61,392

Year-1 return on equity

Cash flow (annual)$13,525
Principal paydown (n/a, cash)$0
Appreciation at%$16,950

ROE5.0%

ROE incl. year-1 tax savings (32% bracket, STR loophole)15.1%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$7,568
Platform fees (3% of revenue)$1,135
Maintenance / capex (5% of revenue)$1,892
Utilities & supplies$4,200
HOA$0
Property tax$7,063
Insurance (STR-rated)$3,305

Cash needed to close

Purchase price (all cash)$565,000
Closing costs (4.0%)$22,600
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$61,392

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

$474,000

Short-life (5/15-yr)

$171,000 · 36%

Year-1 deduction

$192,000

Year-1 tax shield @ 32%

$61,000

Land 16% (county tax record, assessed value split) · building $302,000 over 39 years · new furniture $20,000

Based on: 2,224 sq ft, built 1992, 3 bd / 2 ba, unfurnished, listing features (pool, covered patio, fireplace, flooring types).

IRS-guide safe-harbor floor: $168,000 in year 1 (31% short-life, $54,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$73,300

Kitchen cabinetsdefault
$10,700 new × 40% good × 2.19 allocation
$9,400
Kitchen countertopsdefault
$8,700 new × 40% good × 2.19 allocation
$7,700
Decorative trimdefault
$3,900 new × 40% good × 2.19 allocation
$3,400
Mirrorsdefault
$300 new × 40% good × 2.19 allocation
$300
Shelvingdefault
$1,200 new × 40% good × 2.19 allocation
$1,100
Window coverings (22)default
$5,500 new × 40% good × 2.19 allocation
$4,800
Carpet, vinyl & laminate (67% of floors)listing
$9,500 new × 40% good × 2.19 allocation
$8,400
Kitchen & laundry equipment plumbingdefault
$8,300 new × 40% good × 2.19 allocation
$7,300
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 40% good × 2.19 allocation
$4,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.19 allocation
$7,100
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$117,600

Paving: driveway & walks (paved)default
$12,200 new × 50% good × 2.19 allocation
$13,400
Landscaping (typical)default
$9,400 new × 50% good × 2.19 allocation
$10,300
Covered patiolisting
$18,300 new × 50% good × 2.19 allocation
$20,100
Decks & porches (attached)default
$2,200 new × 50% good × 2.19 allocation
$2,400
Pool (in-ground)listing
$65,000 new × 50% good × 2.19 allocation
$71,300

Building, 39-year$302,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$241,500 new × 43% good × 2.19 allocation
$229,700
Building plumbing & fixturesdefault
$25,000 new × 40% good × 2.19 allocation
$22,000
Building electrical & lightingdefault
$25,500 new × 40% good × 2.19 allocation
$22,400
HVACdefault
$25,100 new × 40% good × 2.19 allocation
$22,000
Hardwood & tile floorsdefault
$4,800 new × 40% good × 2.19 allocation
$4,200
Fireplacelisting
$2,600 new × 40% good × 2.19 allocation
$2,300

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$73,300	$117,600	$1,000	$191,800
2	$0	$0	$7,800	$7,800
3	$0	$0	$7,800	$7,800
4	$0	$0	$7,800	$7,800
5	$0	$0	$7,800	$7,800
6+	$0	$0	$270,500	$270,500
Total	$73,300	$117,600	$302,500	$493,400

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.