3097 Butterfly Ln
Shasta Lake, CA 96019
$459,000
3 bd · 2 ba · 1,883 sqft · Listed 25d ago
View on Realtor.com →Year built
1998
Sqft
1,883
Lot sqft
11,326
HOA / mo
$0
Furnished
No
List date
2026-09-04T21:23:36.000000Z
Revenue
Annual revenue
$53,829
ADR
$215
Occupancy
69%
Cleaning fees (12 mo)
$9,008
Confidence
High (80.98), 5 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Shasta House House | 3 bd · 2 ba · sleeps 6 | $45,043 | $189 | 65% | 5★ (86) | 0.2 mi | Airbnb |
 White retreat-close to I5- Petfriendly near Bethel House | 3 bd · 2 ba · sleeps 8 | $51,172 | $175 | 80% | 4.8★ (81) | 1.2 mi | AirbnbVrboBooking |
 Perfect Redding Retreat w/Hot tub, Pool & King bed House | 3 bd · 3 ba · sleeps 8 | $74,065 | $348 | 58% | 4.9★ (120) | 1.8 mi | AirbnbVrbo |
 *Family friendly *Hot Tub *2200 sq ft *2 acres House | 3 bd · 2 ba · sleeps 9 | $56,514 | $266 | 58% | 4.7★ (128) | 1.9 mi | AirbnbVrbo |
 Beautiful Country House. House | 3 bd · 2 ba · sleeps 8 | $57,981 | $289 | 55% | 4.9★ (148) | 2.0 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$53,829
NOI
$26,823
Cash flow /mo
-$238
Cash needed
$152,610
Cash-on-cash
-1.9%
ROE (yr 1)
9.1%
Cap rate
5.8%
DSCR
0.90
Year-1 write-off
$102,292
Year-1 tax shield @ 32%
$32,733
Year-1 return on equity
- Cash flow (annual)-$2,858
- Principal paydown$3,004
- Appreciation at%$13,770
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,766
- Platform fees (3% of revenue)$1,615
- Maintenance / capex (5% of revenue)$2,691
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,738
- Insurance (STR-rated)$2,685
Cash needed to close
- Down payment (25%)$114,750
- Closing costs (4.0%)$18,360
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$32,733
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
$360,000
Short-life (5/15-yr)
$82,000 · 23%
Year-1 deduction
$102,000
Year-1 tax shield @ 32%
$33,000
Land 22% (county tax record, assessed value split) · building $278,000 over 39 years · new furniture $20,000
Based on: 1,883 sq ft, built 1998, 3 bd / 2 ba, unfurnished, listing features (covered patio, flooring types).
IRS-guide safe-harbor floor: $82,000 in year 1 (17% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,000
Kitchen cabinetsdefault
$9,900 new × 40% good × 2.01 allocation
- $6,500
Kitchen countertopsdefault
$8,100 new × 40% good × 2.01 allocation
- $2,600
Decorative trimdefault
$3,300 new × 40% good × 2.01 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 2.01 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 2.01 allocation
- $3,800
Window coverings (19)default
$4,800 new × 40% good × 2.01 allocation
- $4,900
Carpet, vinyl & laminate (50% of floors)listing
$6,100 new × 40% good × 2.01 allocation
- $6,800
Kitchen & laundry equipment plumbingdefault
$7,700 new × 44% good × 2.01 allocation
- $4,100
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 44% good × 2.01 allocation
- $6,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.01 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $11,300
Paving: driveway & walks (paved)default
$11,200 new × 50% good × 2.01 allocation
- $8,700
Landscaping (typical)default
$8,700 new × 50% good × 2.01 allocation
- $15,600
Covered patiolisting
$15,500 new × 50% good × 2.01 allocation
- $1,900
Decks & porches (attached)default
$1,900 new × 50% good × 2.01 allocation
- $218,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$204,200 new × 53% good × 2.01 allocation
- $18,700
Building plumbing & fixturesdefault
$21,200 new × 44% good × 2.01 allocation
- $18,700
Building electrical & lightingdefault
$21,100 new × 44% good × 2.01 allocation
- $17,000
HVACdefault
$21,200 new × 40% good × 2.01 allocation
- $4,900
Hardwood & tile floorsdefault
$6,100 new × 40% good × 2.01 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $64,000 | $37,400 | $900 | $102,300 |
| 2 | $0 | $0 | $7,100 | $7,100 |
| 3 | $0 | $0 | $7,100 | $7,100 |
| 4 | $0 | $0 | $7,100 | $7,100 |
| 5 | $0 | $0 | $7,100 | $7,100 |
| 6+ | $0 | $0 | $248,500 | $248,500 |
| Total | $64,000 | $37,400 | $277,900 | $379,300 |
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 and Georgia 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.