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Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium

7273 Amigo Way

7273 Amigo Way

Redding, CA 96002

$599,000

4 bd · 3 ba · 2,402 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

1984

Sqft

2,402

Lot sqft

36,155

HOA / mo

$0

Furnished

No

List date

2026-10-01T17:51:21.000000Z

Revenue

Annual revenue

$61,982

ADR

$325

Occupancy

52%

Cleaning fees (12 mo)

$9,593

Confidence

Low (18.18), 9 comps

Comp revenue range (p25 / median / p75)

$20,624$58,863$71,847

  • Sellers Ranch House : Family Fun

    House · 3 bd · 2 ba · sleeps 12 · 0.9 mi

    Revenue $71,847ADR $338Occ ≈ 58%5★ (37)

    AirbnbVrbo

  • Redding retreat for Large Family / Entire house

    House · 4 bd · 2 ba · sleeps 8 · 1.5 mi

    Revenue $37,370ADR $227Occ ≈ 45%5★ (121)

    Airbnb

  • Belle Maison Pet & Family Friendly MidTerm Stays

    House · 4 bd · 3 ba · sleeps 8 · 1.6 mi

    Revenue $20,624ADR $339Occ ≈ 17%4.9★ (9)

    AirbnbVrbo

  • Three Bedroom with Private River Access

    House · 3 bd · 2 ba · sleeps 6 · 1.8 mi

    Revenue $7,265ADR $279Occ ≈ 7%4.8★ (50)

    AirbnbVrboBooking

  • GHouse@ Lilac | Redding (Airport) Her.Hauspitality

    House · 3 bd · 2 ba · sleeps 6 · 1.9 mi

    Revenue $17,439ADR $140Occ ≈ 34%5★ (2)

    Airbnb

  • The Sacramento River House

    House · 3 bd · 2 ba · sleeps 8 · 2.0 mi

    Revenue $58,863ADR $362Occ ≈ 45%4.8★ (108)

    AirbnbVrbo

  • Riverfront Luxury | Pool + Hot Tub | EV Charger

    House · 3 bd · 2 ba · sleeps 10 · 2.1 mi

    Revenue $79,759ADR $513Occ ≈ 43%4.8★ (150)

    AirbnbVrbo

  • Peaceful 3bedroom home on the river

    House · 3 bd · 2 ba · sleeps 4 · 2.1 mi

    Revenue $59,624ADR $961Occ ≈ 17%—

    AirbnbVrboBooking

  • Riverhouse + Cottage | Massive Pool + Hot Tub | EV

    House · 4 bd · 3 ba · sleeps 12 · 2.1 mi

    Revenue $162,007ADR $797Occ ≈ 56%4.8★ (75)

    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
Term

Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium

Est. revenue

$61,982

NOI

$30,334

Cash flow /mo

-$778

Cash needed

$196,710

Cash-on-cash

-4.7%

ROE (yr 1)

6.3%

Cap rate

5.1%

DSCR

0.76

Year-1 write-off

$170,771

Year-1 tax shield @ 32%

$54,647

Year-1 return on equity

  • Cash flow (annual)-$9,336
  • Principal paydown$3,731
  • Appreciation at%$17,970
ROE6.3%

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)$12,396
  • Platform fees (3% of revenue)$1,859
  • Maintenance / capex (5% of revenue)$3,099
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$7,488
  • Insurance (STR-rated)$3,504

Cash needed to close

  • Down payment (25%)$149,750
  • Closing costs (4.0%)$23,960
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$54,647

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

$516,000

Short-life (5/15-yr)

$147,000 · 29%

Year-1 deduction

$171,000

Year-1 tax shield @ 32%

$55,000

Land 14% (county tax record, assessed value split) · building $368,000 over 39 years · new furniture $23,000

Based on: 2,402 sq ft, built 1984, 4 bd / 3 ba, unfurnished, listing features (deck, patio, fireplace, stone counters, flooring types, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $107,000 in year 1 (16% short-life, $34,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$96,500

  • Kitchen cabinetsdefault

    $11,100 new × 40% good × 2.56 allocation

    $11,300

  • Kitchen countertops (stone)listing

    $11,300 new × 40% good × 2.56 allocation

    $11,600

  • Decorative trimdefault

    $4,200 new × 40% good × 2.56 allocation

    $4,300

  • Mirrorsdefault

    $500 new × 40% good × 2.56 allocation

    $500

  • Shelvingdefault

    $1,500 new × 40% good × 2.56 allocation

    $1,500

  • Window coverings (24)default

    $6,000 new × 40% good × 2.56 allocation

    $6,100

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

    $15,500 new × 40% good × 2.56 allocation

    $15,800

  • Kitchen & laundry equipment plumbingdefault

    $8,600 new × 40% good × 2.56 allocation

    $8,800

  • Kitchen, laundry & data equipment electricaldefault

    $5,200 new × 40% good × 2.56 allocation

    $5,300

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

    $8,100 new × 40% good × 2.56 allocation

    $8,300

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$73,800

  • Paving: driveway & walks (paved)default

    $10,200 new × 50% good × 2.56 allocation

    $13,000

  • Landscaping (typical)default

    $9,800 new × 50% good × 2.56 allocation

    $12,500

  • Patioslisting

    $10,800 new × 50% good × 2.56 allocation

    $13,800

  • Decks & porches (attached)listing

    $27,000 new × 50% good × 2.56 allocation

    $34,500
Building, 39-year$368,100

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

    $260,500 new × 40% good × 2.56 allocation

    $266,400

  • Building plumbing & fixturesdefault

    $27,100 new × 40% good × 2.56 allocation

    $27,700

  • Building electrical & lightingdefault

    $27,700 new × 40% good × 2.56 allocation

    $28,300

  • HVACdefault

    $27,100 new × 40% good × 2.56 allocation

    $27,700

  • Fireplacelisting

    $2,600 new × 40% good × 2.56 allocation

    $2,700

  • Septic systemlisting

    $12,000 new × 50% good × 2.56 allocation

    $15,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$96,500$73,800$400$170,800
2$0$0$9,400$9,400
3$0$0$9,400$9,400
4$0$0$9,400$9,400
5$0$0$9,400$9,400
6+$0$0$330,000$330,000
Total$96,500$73,800$368,100$538,500

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.