863 Santa Cruz Dr

Redding, CA 96003

$849,500

3 bd · 2.5 ba · 2,992 sqft · Listed 1d ago

View on Realtor.com →

Low confidence

Year built

2003

Sqft

2,992

Lot sqft

34,848

HOA / mo

$210

Furnished

List date

2026-10-13T20:50:49.000000Z

Revenue

Annual revenue

$49,164

ADR

$179

Occupancy

75%

Cleaning fees (12 mo)

$6,124

Confidence

Low (28.38), 21 comps

Comp revenue range (p25 / median / p75)

$17,700$38,114$52,531

Median revenue of shown comps: $42,013

Shasta Lake Sanctuary!
House · 3 bd · 2 ba · sleeps 8 · 0.8 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +4
Revenue $82,358ADR $492Occ ≈ 46%4.8★ (15)
Airbnb
Lake Redding Home Mins From Sacramento River trail
House · 3 bd · 2 ba · sleeps 6 · 0.9 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $2,520ADR $193Occ ≈ 4%—
Airbnb
2 Kings~10 min Bethel~5 min downtown
House · 3 bd · 2 ba · sleeps 8 · 1.0 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $47,188ADR $225Occ ≈ 57%5★ (106)
Airbnb Vrbo
|Riverside Retreat| Pool - Spa - River Trail
House · 3 bd · 2 ba · sleeps 8 · 1.0 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $79,217ADR $332Occ ≈ 65%4.9★ (192)
Airbnb Vrbo
Royal Oaks Cottage w/ direct park access
House · 3 bd · 2 ba · sleeps 7 · 1.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $35,250ADR $147Occ ≈ 66%4.9★ (179)
Airbnb
Westside Charmer Near Trails
House · 3 bd · 2 ba · sleeps 6 · 1.2 mi
Revenue $47,843ADR $253Occ ≈ 52%4.8★ (28)
Airbnb
Relaxing Pool | Heated Spa | EV charger
House · 3 bd · 2 ba · sleeps 6 · 1.2 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $81,672ADR $334Occ ≈ 67%5★ (87)
Airbnb Vrbo Booking
Havilah-Midcentury Modern 3/3 home
House · 3 bd · 3 ba · sleeps 7 · 1.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $30,383ADR $99Occ ≈ 84%4.5★ (8)
Airbnb
Westside ^Cottage^
House · 3 bd · 2 ba · sleeps 6 · 1.6 mi
- Free parking
- Wifi
- Kitchen
- Washer
- +1
Revenue $31,698ADR $108Occ ≈ 80%4.9★ (111)
Airbnb Vrbo
Aloha House
House · 3 bd · 2 ba · sleeps 6 · 1.7 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $38,114ADR $148Occ ≈ 71%4.8★ (166)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Shasta Lake Sanctuary! House A/C Free parking Wifi Kitchen +4	3 bd · 2 ba · sleeps 8	$82,358	$492	46%	4.8★ (15)	0.8 mi	Airbnb
Lake Redding Home Mins From Sacramento River trail House A/C Free parking Wifi Kitchen +2	3 bd · 2 ba · sleeps 6	$2,520	$193	4%	—	0.9 mi	Airbnb
2 Kings~10 min Bethel~5 min downtown House A/C Free parking Pets OK Wifi +4	3 bd · 2 ba · sleeps 8	$47,188	$225	57%	5★ (106)	1.0 mi	Airbnb Vrbo
\|Riverside Retreat\| Pool - Spa - River Trail House Hot tub Pool A/C Free parking +5	3 bd · 2 ba · sleeps 8	$79,217	$332	65%	4.9★ (192)	1.0 mi	Airbnb Vrbo
Royal Oaks Cottage w/ direct park access House A/C Free parking Wifi Kitchen +1	3 bd · 2 ba · sleeps 7	$35,250	$147	66%	4.9★ (179)	1.1 mi	Airbnb
Westside Charmer Near Trails House	3 bd · 2 ba · sleeps 6	$47,843	$253	52%	4.8★ (28)	1.2 mi	Airbnb
Relaxing Pool \| Heated Spa \| EV charger House Hot tub Pool A/C Free parking +6	3 bd · 2 ba · sleeps 6	$81,672	$334	67%	5★ (87)	1.2 mi	Airbnb Vrbo Booking
Havilah-Midcentury Modern 3/3 home House A/C Free parking Wifi Kitchen +3	3 bd · 3 ba · sleeps 7	$30,383	$99	84%	4.5★ (8)	1.3 mi	Airbnb
Westside ^Cottage^ House Free parking Wifi Kitchen Washer +1	3 bd · 2 ba · sleeps 6	$31,698	$108	80%	4.9★ (111)	1.6 mi	Airbnb Vrbo
Aloha House House A/C Free parking Wifi Kitchen +2	3 bd · 2 ba · sleeps 6	$38,114	$148	71%	4.8★ (166)	1.7 mi	Airbnb

Show 10 more

Kingsview Luxury above the city 1 King 2 Queens
House · 3 bd · 2 ba · sleeps 6 · 1.7 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $112,199ADR $419Occ ≈ 73%5★ (85)
Airbnb Vrbo
{The Cessna Lookout} +Pool +Hot Tub +EV Charger
House · 3 bd · 2.5 ba · sleeps 6 · 1.7 mi
- Hot tub
- Pool
- A/C
- Free parking
- +6
Revenue $77,510ADR $310Occ ≈ 69%5★ (187)
Airbnb Vrbo
The Watercress*walk by the river play in the park!
House · 3 bd · 2 ba · sleeps 6 · 1.8 mi
Revenue $45,911ADR $162Occ ≈ 78%4.8★ (217)
Delisted
Panorama green belt view with hot tub & fireplace
House · 3 bd · 2 ba · sleeps 6 · 1.9 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $52,531ADR $225Occ ≈ 64%5★ (50)
Airbnb Vrbo
Dragonfly Retreat
House · 3 bd · 2 ba · sleeps 6 · 2.0 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $5,340ADR $255Occ ≈ 6%4.8★ (4)
Airbnb
Modern 3BR Extended Stay Retreat – 30+ Day
House · 3 bd · 2 ba · sleeps 6 · 2.0 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $5,302ADR $96Occ ≈ 15%4.8★ (29)
Airbnb
Updated-3 bd with garage - 30+ Day Rental
House · 3 bd · 2 ba · sleeps 6 · 2.0 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $17,700ADR $95Occ ≈ 51%5★ (2)
Airbnb
Lakes and Bethel close by 30 days
Apartment · 3 bd · 2 ba · sleeps 6 · 2.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $22,304ADR $151Occ ≈ 40%4.9★ (33)
Airbnb Vrbo
Downtown Getaway - beautiful historic craftsman
House · 3 bd · 2 ba · sleeps 7 · 2.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $48,417ADR $168Occ ≈ 79%5★ (145)
Airbnb
House of Favor, King Bed + 4Twins,Close to Bethel
House · 3 bd · 2 ba · sleeps 6 · 2.1 mi
Revenue $8,978ADR $180Occ ≈ 14%4.7★ (376)
Airbnb Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Kingsview Luxury above the city 1 King 2 Queens House Hot tub Pool A/C Free parking +6	3 bd · 2 ba · sleeps 6	$112,199	$419	73%	5★ (85)	1.7 mi	Airbnb Vrbo
{The Cessna Lookout} +Pool +Hot Tub +EV Charger House Hot tub Pool A/C Free parking +6	3 bd · 2.5 ba · sleeps 6	$77,510	$310	69%	5★ (187)	1.7 mi	Airbnb Vrbo
The Watercress*walk by the river play in the park! House	3 bd · 2 ba · sleeps 6	$45,911	$162	78%	4.8★ (217)	1.8 mi	Delisted
Panorama green belt view with hot tub & fireplace House Hot tub A/C Free parking Wifi +3	3 bd · 2 ba · sleeps 6	$52,531	$225	64%	5★ (50)	1.9 mi	Airbnb Vrbo
Dragonfly Retreat House A/C Free parking Pets OK Wifi +3	3 bd · 2 ba · sleeps 6	$5,340	$255	6%	4.8★ (4)	2.0 mi	Airbnb
Modern 3BR Extended Stay Retreat – 30+ Day House A/C Free parking Wifi Kitchen +1	3 bd · 2 ba · sleeps 6	$5,302	$96	15%	4.8★ (29)	2.0 mi	Airbnb
Updated-3 bd with garage - 30+ Day Rental House A/C Free parking Wifi Kitchen +1	3 bd · 2 ba · sleeps 6	$17,700	$95	51%	5★ (2)	2.0 mi	Airbnb
Lakes and Bethel close by 30 days Apartment A/C Free parking Pets OK Wifi +2	3 bd · 2 ba · sleeps 6	$22,304	$151	40%	4.9★ (33)	2.1 mi	Airbnb Vrbo
Downtown Getaway - beautiful historic craftsman House A/C Free parking Wifi Kitchen +3	3 bd · 2 ba · sleeps 7	$48,417	$168	79%	5★ (145)	2.1 mi	Airbnb
House of Favor, King Bed + 4Twins,Close to Bethel House	3 bd · 2 ba · sleeps 6	$8,978	$180	14%	4.7★ (376)	2.1 mi	Airbnb Booking

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

$49,164

NOI

$14,364

Cash flow /mo

$1,197

Cash needed

$902,980

Cash-on-cash (all cash)

1.6%

ROE (yr 1)

4.4%

Cap rate

1.7%

DSCR

—

Year-1 write-off

$196,665

Year-1 tax shield @ 32%

$62,933

Year-1 return on equity

Cash flow (annual)$14,364
Principal paydown (n/a, cash)$0
Appreciation at%$25,485

ROE4.4%

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)$9,833
Platform fees (3% of revenue)$1,475
Maintenance / capex (5% of revenue)$2,458
Utilities & supplies$4,200
HOA$2,520
Property tax$10,619
Insurance (STR-rated)$4,970

Cash needed to close

Purchase price (all cash)$849,500
Closing costs (4.0%)$33,980
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$62,933

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

$699,000

Short-life (5/15-yr)

$177,000 · 25%

Year-1 deduction

$197,000

Year-1 tax shield @ 32%

$63,000

Land 18% (county tax record, assessed value split) · building $523,000 over 39 years · new furniture $20,000

Based on: 2,992 sq ft, built 2003, 3 bd / 2.5 ba, unfurnished, listing features (pool, covered patio, fireplace, stone counters, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $168,000 in year 1 (21% short-life, $54,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$76,700

Kitchen cabinetsdefault
$12,400 new × 40% good × 2.03 allocation
$10,000
Kitchen countertops (stone)listing
$12,600 new × 40% good × 2.03 allocation
$10,300
Decorative trimdefault
$5,200 new × 40% good × 2.03 allocation
$4,200
Mirrorsdefault
$300 new × 40% good × 2.03 allocation
$200
Shelvingdefault
$1,200 new × 40% good × 2.03 allocation
$1,000
Window coverings (30)default
$7,500 new × 40% good × 2.03 allocation
$6,100
Carpet, vinyl & laminate (33% of floors)listing
$6,400 new × 40% good × 2.03 allocation
$5,200
Kitchen & laundry equipment plumbingdefault
$9,600 new × 54% good × 2.03 allocation
$10,500
Kitchen, laundry & data equipment electricaldefault
$5,800 new × 54% good × 2.03 allocation
$6,400
Appliances (range, refrigerator)listing
$4,000 new × 40% good × 2.03 allocation
$3,200
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$119,400

Paving: driveway & walks (paved)listing
$14,200 new × 50% good × 2.03 allocation
$14,400
Landscaping (typical)default
$10,900 new × 50% good × 2.03 allocation
$11,100
Covered patiolisting
$24,700 new × 50% good × 2.03 allocation
$25,000
Decks & porches (attached)default
$3,000 new × 50% good × 2.03 allocation
$3,000
Pool (in-ground)listing
$65,000 new × 50% good × 2.03 allocation
$65,900

Building, 39-year$522,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$325,400 new × 62% good × 2.03 allocation
$407,100
Building plumbing & fixturesdefault
$33,700 new × 54% good × 2.03 allocation
$37,000
Building electrical & lightingdefault
$35,200 new × 54% good × 2.03 allocation
$38,600
HVACdefault
$33,700 new × 40% good × 2.03 allocation
$27,400
Hardwood & tile floorsdefault
$12,800 new × 40% good × 2.03 allocation
$10,400
Fireplacelisting
$2,600 new × 40% good × 2.03 allocation
$2,100

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	$76,700	$119,400	$600	$196,700
2	$0	$0	$13,400	$13,400
3	$0	$0	$13,400	$13,400
4	$0	$0	$13,400	$13,400
5	$0	$0	$13,400	$13,400
6+	$0	$0	$468,400	$468,400
Total	$76,700	$119,400	$522,500	$718,700

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.