8030 Placer Rd

Redding, CA 96001

$448,880

3 bd · 2 ba · 2,274 sqft · Listed 1d ago

View on Realtor.com →

Low confidence

Year built

1992

Sqft

2,274

Lot sqft

165,092

HOA / mo

Furnished

List date

2026-10-07T20:09:05.000000Z

Revenue

Annual revenue

$53,994

ADR

$295

Occupancy

50%

Cleaning fees (12 mo)

$8,010

Confidence

Low (6.35), 6 comps

Comp revenue range (p25 / median / p75)

$8,813$46,945$84,808

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

Median revenue of shown comps: $46,945

11 Acres, Pool, Fire Pit, Hot Tub, Starlink, EV
House · 4 bd · 3 ba · sleeps 10 · 0.5 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $116,115ADR $585Occ ≈ 54%5★ (48)
Airbnb Vrbo
30+ Night Rental - 2 BR Lakeside Appt
Apartment · 2 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $2,315ADR $91Occ ≈ 7%—
Airbnb
Pool Hot Tub 360 views EV Charger Palapa Seating
House · 4 bd · 3 ba · sleeps 10 · 0.5 mi
Revenue $3,365ADR $1,682Occ ≈ 1%5★ (66)
Airbnb
Montgomery Ranch | Stunning Lake House
House · 3 bd · 2 ba · sleeps 10 · 0.5 mi
- Pool
- A/C
- Free parking
- Pets OK
- +5
Revenue $68,733ADR $415Occ ≈ 45%4.9★ (32)
Airbnb Vrbo
Montgomery Ranch - Main House
Vacation home · 3 bd · 2 ba · sleeps 10 · 0.5 mi
Revenue $90,166ADR $585Occ ≈ 42%—
Booking
30 Night Min - 7.5mi to Hospitals Garage Apartment
House · 2 bd · 2 ba · sleeps 6 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $25,156ADR $117Occ ≈ 59%—
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
11 Acres, Pool, Fire Pit, Hot Tub, Starlink, EV House Hot tub Pool A/C Free parking +6	4 bd · 3 ba · sleeps 10	$116,115	$585	54%	5★ (48)	0.5 mi	Airbnb Vrbo
30+ Night Rental - 2 BR Lakeside Appt Apartment	2 bd · 2 ba · sleeps 6	$2,315	$91	7%	—	0.5 mi	Airbnb
Pool Hot Tub 360 views EV Charger Palapa Seating House	4 bd · 3 ba · sleeps 10	$3,365	$1,682	1%	5★ (66)	0.5 mi	Airbnb
Montgomery Ranch \| Stunning Lake House House Pool A/C Free parking Pets OK +5	3 bd · 2 ba · sleeps 10	$68,733	$415	45%	4.9★ (32)	0.5 mi	Airbnb Vrbo
Montgomery Ranch - Main House Vacation home	3 bd · 2 ba · sleeps 10	$90,166	$585	42%	—	0.5 mi	Booking
30 Night Min - 7.5mi to Hospitals Garage Apartment House A/C Free parking Pets OK Wifi +2	2 bd · 2 ba · sleeps 6	$25,156	$117	59%	—	0.6 mi	Airbnb 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

Management

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$53,994

NOI

$27,112

Cash flow /mo

$2,259

Cash needed

$486,335

Cash-on-cash (all cash)

5.6%

ROE (yr 1)

8.3%

Cap rate

6.0%

DSCR

—

Year-1 write-off

$85,462

Year-1 tax shield @ 32%

$27,348

Year-1 return on equity

Cash flow (annual)$27,112
Principal paydown (n/a, cash)$0
Appreciation at%$13,466

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)$10,799
Platform fees (3% of revenue)$1,620
Maintenance / capex (5% of revenue)$2,700
Utilities & supplies$4,200
HOA$0
Property tax$5,611
Insurance (STR-rated)$2,626

Cash needed to close

Purchase price (all cash)$448,880
Closing costs (4.0%)$17,955
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$27,348

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

$335,000

Short-life (5/15-yr)

$66,000 · 20%

Year-1 deduction

$85,000

Year-1 tax shield @ 32%

$27,000

Land 25% (county tax record, assessed value split) · building $269,000 over 39 years · new furniture $20,000

Based on: 2,274 sq ft, built 1992, 3 bd / 2 ba, unfurnished, listing features (flooring types, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $65,000 in year 1 (14% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$63,300

Kitchen cabinetsdefault
$10,800 new × 40% good × 1.83 allocation
$7,900
Kitchen countertopsdefault
$8,800 new × 40% good × 1.83 allocation
$6,500
Decorative trimdefault
$4,000 new × 40% good × 1.83 allocation
$2,900
Mirrorsdefault
$300 new × 40% good × 1.83 allocation
$200
Shelvingdefault
$1,200 new × 40% good × 1.83 allocation
$900
Window coverings (23)default
$5,800 new × 40% good × 1.83 allocation
$4,200
Carpet, vinyl & laminate (50% of floors)listing
$7,300 new × 40% good × 1.83 allocation
$5,400
Kitchen & laundry equipment plumbingdefault
$8,400 new × 40% good × 1.83 allocation
$6,200
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 40% good × 1.83 allocation
$3,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.83 allocation
$5,900
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$21,900

Paving: driveway & walks (paved)default
$9,900 new × 50% good × 1.83 allocation
$9,100
Landscaping (typical)default
$9,500 new × 50% good × 1.83 allocation
$8,700
Patiosdefault
$2,200 new × 50% good × 1.83 allocation
$2,100
Decks & porches (attached)default
$2,200 new × 50% good × 1.83 allocation
$2,100

Building, 39-year$269,200

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$247,000 new × 43% good × 1.83 allocation
$196,200
Building plumbing & fixturesdefault
$25,600 new × 40% good × 1.83 allocation
$18,800
Building electrical & lightingdefault
$26,100 new × 40% good × 1.83 allocation
$19,100
HVACdefault
$25,600 new × 40% good × 1.83 allocation
$18,800
Hardwood & tile floorsdefault
$7,300 new × 40% good × 1.83 allocation
$5,400
Septic systemlisting
$12,000 new × 50% good × 1.83 allocation
$11,000

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	$63,300	$21,900	$300	$85,500
2	$0	$0	$6,900	$6,900
3	$0	$0	$6,900	$6,900
4	$0	$0	$6,900	$6,900
5	$0	$0	$6,900	$6,900
6+	$0	$0	$241,300	$241,300
Total	$63,300	$21,900	$269,200	$354,400

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, 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.