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11420 Wales Dr

11420 Wales Dr

Redding, CA 96003

$775,000

5 bd · 3.5 ba · 2,482 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

1997

Sqft

2,482

Lot sqft

58,370

HOA / mo

$0

Furnished

No

List date

2026-10-01T22:17:59.000000Z

Revenue

Annual revenue

$50,654

ADR

$235

Occupancy

59%

Cleaning fees (12 mo)

$8,130

Confidence

Low (-4.45), 5 comps

Comp revenue range (p25 / median / p75)

$7,233$25,564$103,293

  • 6b/3b home with Huge Lot, RV Parking! King Bed!

    House · 6 bd · 3 ba · sleeps 10 · 0.3 mi

    Revenue $4,900ADR $189Occ ≈ 7%5★ (1)

    AirbnbVrbo

  • Pool/HotYoga/Cold Plunge/Sauna

    House · 4 bd · 2.5 ba · sleeps 12 · 0.5 mi

    Revenue $25,564ADR $449Occ ≈ 16%5★ (2)

    Airbnb

  • The Ridgewood Estate | Pool - Fire Pit - Central

    House · 4 bd · 2.5 ba · sleeps 10 · 0.5 mi

    Revenue $112,862ADR $694Occ ≈ 45%5★ (12)

    AirbnbVrbo

  • Spacious SerenitiHouse: Hot Tub/Pool/BBQ & Court

    House · 5 bd · 3 ba · sleeps 12 · 0.7 mi

    Revenue $103,293ADR $548Occ ≈ 52%4.9★ (210)

    AirbnbVrbo

  • Large Home / privacy/desirable neighborhood /Views

    House · 4 bd · 2.5 ba · sleeps 9 · 0.7 mi

    Revenue $7,233ADR $183Occ ≈ 11%5★ (4)

    Airbnb

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

Est. revenue

$50,654

NOI

$19,212

Cash flow /mo

$1,601

Cash needed

$832,500

Cash-on-cash (all cash)

2.3%

ROE (yr 1)

5.1%

Cap rate

2.5%

DSCR

—

Year-1 write-off

$239,674

Year-1 tax shield @ 32%

$76,696

Year-1 return on equity

  • Cash flow (annual)$19,212
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$23,250
ROE5.1%

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)$10,131
  • Platform fees (3% of revenue)$1,520
  • Maintenance / capex (5% of revenue)$2,533
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$9,688
  • Insurance (STR-rated)$4,534

Cash needed to close

  • Purchase price (all cash)$775,000
  • Closing costs (4.0%)$31,000
  • Furnishing (bought new)$26,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$76,696

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

$657,000

Short-life (5/15-yr)

$213,000 · 32%

Year-1 deduction

$240,000

Year-1 tax shield @ 32%

$77,000

Land 15% (county tax record, assessed value split) · building $445,000 over 39 years · new furniture $27,000

Based on: 2,482 sq ft, built 1997, 5 bd / 3.5 ba, unfurnished, listing features (pool, covered patio, fence, fireplace, stone counters, flooring types).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $207,000 in year 1 (27% short-life, $66,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$95,900

  • Kitchen cabinetsdefault

    $11,200 new × 40% good × 2.51 allocation

    $11,300

  • Kitchen countertops (stone)listing

    $11,500 new × 40% good × 2.51 allocation

    $11,500

  • Decorative trimdefault

    $4,300 new × 40% good × 2.51 allocation

    $4,400

  • Mirrorsdefault

    $500 new × 40% good × 2.51 allocation

    $500

  • Shelvingdefault

    $1,800 new × 40% good × 2.51 allocation

    $1,800

  • Window coverings (25)default

    $6,300 new × 40% good × 2.51 allocation

    $6,300

  • Carpet, vinyl & laminate (67% of floors)listing

    $10,600 new × 40% good × 2.51 allocation

    $10,700

  • Kitchen & laundry equipment plumbingdefault

    $8,700 new × 42% good × 2.51 allocation

    $9,200

  • Kitchen, laundry & data equipment electricaldefault

    $5,300 new × 42% good × 2.51 allocation

    $5,600

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

    $8,100 new × 40% good × 2.51 allocation

    $8,100

  • Furniture bought newlisting

    $26,500 new × 100% good · bought separately

    $26,500
15-year land improvements$143,300

  • Paving: driveway & walks (paved)default

    $10,300 new × 50% good × 2.51 allocation

    $13,000

  • Landscaping (typical)default

    $9,900 new × 50% good × 2.51 allocation

    $12,500

  • Covered patiolisting

    $20,500 new × 50% good × 2.51 allocation

    $25,700

  • Decks & porches (attached)default

    $2,500 new × 50% good × 2.51 allocation

    $3,100

  • Pool (in-ground)listing

    $65,000 new × 50% good × 2.51 allocation

    $81,600

  • Fencinglisting

    $6,000 new × 50% good × 2.51 allocation

    $7,500
Building, 39-year$444,700

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

    $268,900 new × 52% good × 2.51 allocation

    $348,900

  • Building plumbing & fixturesdefault

    $28,000 new × 42% good × 2.51 allocation

    $29,500

  • Building electrical & lightingdefault

    $28,700 new × 42% good × 2.51 allocation

    $30,300

  • HVACdefault

    $28,000 new × 40% good × 2.51 allocation

    $28,100

  • Hardwood & tile floorsdefault

    $5,300 new × 40% good × 2.51 allocation

    $5,300

  • Fireplacelisting

    $2,600 new × 40% good × 2.51 allocation

    $2,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$95,900$143,300$500$239,700
2$0$0$11,400$11,400
3$0$0$11,400$11,400
4$0$0$11,400$11,400
5$0$0$11,400$11,400
6+$0$0$398,600$398,600
Total$95,900$143,300$444,700$683,900

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.