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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

1961 Glenrose Dr

1961 Glenrose Dr

Redding, CA 96001

$269,000

3 bd · 2 ba · 1,597 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

1972

Sqft

1,597

Lot sqft

11,326

HOA / mo

$0

Furnished

No

List date

2026-10-16T18:44:15.000000Z

Revenue

Annual revenue

$61,138

ADR

$263

Occupancy

64%

Cleaning fees (12 mo)

$12,843

Confidence

Low (21.23), 6 comps

Comp revenue range (p25 / median / p75)

$22,366$30,513$57,535

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $30,513

  • Dog Friendly + Canopy Lit Pool + 2 Masters w/Kings

    House · 4 bd · 3 ba · sleeps 8 · 157 ft

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $84,981ADR $358Occ ≈ 65%4.8★ (167)

    AirbnbVrboBooking

  • Modern Comforts at Olney Creek Outpost

    House · 3 bd · 2 ba · sleeps 8 · 0.9 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +1

    Revenue $21,476ADR $321Occ ≈ 18%4.9★ (11)

    AirbnbVrbo

  • Hidden Charm- A cozy home with Pool & Game room

    House · 3 bd · 2 ba · sleeps 6 · 1.2 mi

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $35,990ADR $180Occ ≈ 55%4.8★ (134)

    AirbnbVrbo

  • The Hideout-21’ sleeps 4

    Camper/RV · 2 bd · 1 ba · sleeps 5 · 1.9 mi

    Revenue $1,387ADR $0Occ ≈ ——

    Delisted

  • 💤Peaceful & Private 2 Room Suite w/ Pvt. Entrance

    Guest suite · 2 bd · 1 ba · sleeps 3 · 1.9 mi

    • A/C
    • Free parking
    • Wifi

    Revenue $25,035ADR $90Occ ≈ 76%5★ (476)

    Airbnb

  • Comfortable home near river access trail

    House · 3 bd · 1 ba · sleeps 6 · 1.9 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $64,716ADR $311Occ ≈ 57%4.8★ (48)

    AirbnbVrboBooking

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
Term

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

Est. revenue

$61,138

NOI

$35,287

Cash flow /mo

$1,439

Cash needed

$97,510

Cash-on-cash

17.7%

ROE (yr 1)

27.7%

Cap rate

13.1%

DSCR

1.96

Year-1 write-off

$81,159

Year-1 tax shield @ 32%

$25,971

Year-1 return on equity

  • Cash flow (annual)$17,268
  • Principal paydown$1,636
  • Appreciation at%$8,070
ROE27.7%

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)$12,228
  • Platform fees (3% of revenue)$1,834
  • Maintenance / capex (5% of revenue)$3,057
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$3,363
  • Insurance (STR-rated)$1,574

Cash needed to close

  • Down payment (25%)$67,250
  • Closing costs (4.0%)$10,760
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$25,971

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

$221,000

Short-life (5/15-yr)

$61,000 · 28%

Year-1 deduction

$81,000

Year-1 tax shield @ 32%

$26,000

Land 18% (county tax record, assessed value split) · building $159,000 over 39 years · new furniture $20,000

Based on: 1,597 sq ft, built 1972, 3 bd / 2 ba, unfurnished, listing features (covered patio, stone counters).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $64,000 in year 1 (20% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$54,400

  • Kitchen cabinetsdefault

    $9,300 new × 40% good × 1.71 allocation

    $6,400

  • Kitchen countertops (stone)listing

    $9,500 new × 40% good × 1.71 allocation

    $6,500

  • Decorative trimdefault

    $2,800 new × 40% good × 1.71 allocation

    $1,900

  • Mirrorsdefault

    $300 new × 40% good × 1.71 allocation

    $200

  • Shelvingdefault

    $1,200 new × 40% good × 1.71 allocation

    $800

  • Window coverings (16)default

    $4,000 new × 40% good × 1.71 allocation

    $2,700

  • Carpet, vinyl & laminate (40% of floors)default

    $4,100 new × 40% good × 1.71 allocation

    $2,800

  • Kitchen & laundry equipment plumbingdefault

    $7,200 new × 40% good × 1.71 allocation

    $5,000

  • Kitchen, laundry & data equipment electricaldefault

    $4,400 new × 40% good × 1.71 allocation

    $3,000

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

    $8,100 new × 40% good × 1.71 allocation

    $5,600

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$26,600

  • Paving: driveway & walks (paved)default

    $8,300 new × 50% good × 1.71 allocation

    $7,100

  • Landscaping (typical)default

    $8,000 new × 50% good × 1.71 allocation

    $6,800

  • Covered patiolisting

    $13,200 new × 50% good × 1.71 allocation

    $11,300

  • Decks & porches (attached)default

    $1,600 new × 50% good × 1.71 allocation

    $1,400
Building, 39-year$159,500

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

    $173,000 new × 40% good × 1.71 allocation

    $118,600

  • Building plumbing & fixturesdefault

    $17,900 new × 40% good × 1.71 allocation

    $12,300

  • Building electrical & lightingdefault

    $17,500 new × 40% good × 1.71 allocation

    $12,000

  • HVACdefault

    $18,000 new × 40% good × 1.71 allocation

    $12,300

  • Hardwood & tile floorsdefault

    $6,200 new × 40% good × 1.71 allocation

    $4,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$54,400$26,600$200$81,200
2$0$0$4,100$4,100
3$0$0$4,100$4,100
4$0$0$4,100$4,100
5$0$0$4,100$4,100
6+$0$0$143,000$143,000
Total$54,400$26,600$159,500$240,500

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, 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.