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2859 Virginia Ave

2859 Virginia Ave

Shasta Lake, CA 96019

$325,000

3 bd · 2 ba · 1,076 sqft · Listed 3d ago

View on Realtor.com →
Low confidence

Year built

1945

Sqft

1,076

Lot sqft

21,780

HOA / mo

$0

Furnished

No

List date

2026-10-08T22:50:32.000000Z

Revenue

Annual revenue

$41,881

ADR

$164

Occupancy

70%

Cleaning fees (12 mo)

$6,783

Confidence

Low (28.85), 8 comps

Comp revenue range (p25 / median / p75)

$16,200$45,735$53,648

Median revenue of shown comps: $45,735

  • Shasta House

    House · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +4

    Revenue $45,728ADR $190Occ ≈ 66%5★ (88)

    Airbnb

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

    House · 3 bd · 2 ba · sleeps 7 · 1.5 mi

    Revenue $20,287ADR $142Occ ≈ 39%3.7★ (3)

    Airbnb

  • White retreat-close to I5- Petfriendly near Bethel

    House · 3 bd · 2 ba · sleeps 8 · 1.5 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +2

    Revenue $52,619ADR $174Occ ≈ 83%4.8★ (82)

    AirbnbVrboBooking

  • Beautiful Country House.

    House · 3 bd · 2 ba · sleeps 8 · 1.5 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +5

    Revenue $56,735ADR $291Occ ≈ 53%4.8★ (152)

    AirbnbVrbo

  • Perfect Redding Retreat w/Hot tub, Pool & King bed

    House · 3 bd · 3 ba · sleeps 8 · 1.9 mi

    Revenue $76,713ADR $333Occ ≈ 63%4.9★ (120)

    Airbnb

  • Hot Tub, Dog-Friendly Yard! 3-Acre Redding Retreat

    House · 3 bd · 2 ba · sleeps 9 · 2.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +3

    Revenue $45,741ADR $239Occ ≈ 52%4.7★ (22)

    AirbnbVrboBooking

  • Romantic Farmhouse 10 min. to Shasta Lake .

    House · 3 bd · 2 ba · sleeps 9 · 2.1 mi

    Revenue $544ADR $272Occ ≈ 1%4.5★ (6)

    Airbnb

  • Hot Tub, Game Room, Playset & Fire Pits!

    House · 3 bd · 2.5 ba · sleeps 8 · 2.1 mi

    • Hot tub
    • A/C
    • Free parking
    • Pets OK
    • +6

    Revenue $3,937ADR $328Occ ≈ 3%5★ (1)

    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

Financing
Management

Est. revenue

$41,881

NOI

$20,478

Cash flow /mo

$1,707

Cash needed

$363,500

Cash-on-cash (all cash)

5.6%

ROE (yr 1)

8.3%

Cap rate

6.3%

DSCR

—

Year-1 write-off

$87,562

Year-1 tax shield @ 32%

$28,020

Year-1 return on equity

  • Cash flow (annual)$20,478
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$9,750
ROE8.3%

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)$8,376
  • Platform fees (3% of revenue)$1,256
  • Maintenance / capex (5% of revenue)$2,094
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$4,063
  • Insurance (STR-rated)$1,901

Cash needed to close

  • Purchase price (all cash)$325,000
  • Closing costs (4.0%)$13,000
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$28,020

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

$201,000

Short-life (5/15-yr)

$62,000 · 31%

Year-1 deduction

$88,000

Year-1 tax shield @ 32%

$28,000

Land 38% (county tax record, assessed value split) · building $139,000 over 39 years · new furniture $26,000

Based on: 1,076 sq ft, built 1945, 3 bd / 2 ba, unfurnished, listing features (game room, stone counters, flooring types).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $68,000 in year 1 (21% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$69,600

  • Kitchen cabinetsdefault

    $8,200 new × 40% good × 2.30 allocation

    $7,500

  • Kitchen countertops (stone)listing

    $8,300 new × 40% good × 2.30 allocation

    $7,700

  • Decorative trimdefault

    $1,900 new × 40% good × 2.30 allocation

    $1,700

  • Mirrorsdefault

    $300 new × 40% good × 2.30 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 2.30 allocation

    $1,100

  • Window coverings (11)default

    $2,800 new × 40% good × 2.30 allocation

    $2,500

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

    $6,900 new × 40% good × 2.30 allocation

    $6,400

  • Kitchen & laundry equipment plumbingdefault

    $6,300 new × 40% good × 2.30 allocation

    $5,900

  • Kitchen, laundry & data equipment electricaldefault

    $3,800 new × 40% good × 2.30 allocation

    $3,500

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

    $8,100 new × 40% good × 2.30 allocation

    $7,500

  • 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$17,800

  • Paving: driveway & walks (paved)default

    $6,800 new × 50% good × 2.30 allocation

    $7,800

  • Landscaping (typical)default

    $6,500 new × 50% good × 2.30 allocation

    $7,500

  • Patiosdefault

    $1,100 new × 50% good × 2.30 allocation

    $1,200

  • Decks & porches (attached)default

    $1,100 new × 50% good × 2.30 allocation

    $1,200
Building, 39-year$139,300

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

    $116,100 new × 40% good × 2.30 allocation

    $107,000

  • Building plumbing & fixturesdefault

    $12,100 new × 40% good × 2.30 allocation

    $11,100

  • Building electrical & lightingdefault

    $10,900 new × 40% good × 2.30 allocation

    $10,100

  • HVACdefault

    $12,100 new × 40% good × 2.30 allocation

    $11,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$69,600$17,800$100$87,600
2$0$0$3,600$3,600
3$0$0$3,600$3,600
4$0$0$3,600$3,600
5$0$0$3,600$3,600
6+$0$0$124,900$124,900
Total$69,600$17,800$139,300$226,700

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.