2512 Dewberry Dr
Redding, CA 96003
$399,900
4 bd · 3 ba · 1,668 sqft · Listed 13d ago
View on Realtor.com →Year built
1989
Sqft
1,668
Lot sqft
8,276
HOA / mo
$0
Furnished
No
List date
2026-09-16T21:20:17.000000Z
Revenue
Annual revenue
$41,024
ADR
$160
Occupancy
70%
Cleaning fees (12 mo)
$6,407
Confidence
Low (26.72), 6 comps
Comp revenue range (p25 / median / p75)
The sweetest escape with a pool
House · 4 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $40,461ADR $273Occ ≈ 41%4.8★ (46)
Comfy home + great outside space - 30 day
House · 3 bd · 2.5 ba · sleeps 7 · 0.5 mi
Revenue $6,219ADR $87Occ ≈ 20%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Fenced Pool | 4BR King Bed Central Family Friendly House | 4 bd · 2 ba · sleeps 8 | $70,038 | $270 | 71% | 4.8★ (97) | 0.2 mi | AirbnbVrboBooking |
Sundial Bridge Stylish & Modern 4BR Home w Arcade! House | 4 bd · 2 ba · sleeps 8 | $2,238 | $412 | 1% | 4.4★ (5) | 0.2 mi | AirbnbVrbo |
Fayette House near Lema Ranch House | 3 bd · 2 ba · sleeps 8 | $52,415 | $196 | 73% | 5★ (119) | 0.3 mi | AirbnbVrbo |
The sweetest escape with a pool House | 4 bd · 2 ba · sleeps 8 | $40,461 | $273 | 41% | 4.8★ (46) | 0.4 mi | Airbnb |
Comfy home + great outside space - 30 day House | 3 bd · 2.5 ba · sleeps 7 | $6,219 | $87 | 20% | — | 0.5 mi | Airbnb |
* * *Arroyo Manor* * * House | 3 bd · 2 ba · sleeps 6 | $52,175 | $206 | 69% | 4.8★ (148) | 0.7 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
$41,024
NOI
$18,599
Cash flow /mo
-$605
Cash needed
$138,971
Cash-on-cash
-5.2%
ROE (yr 1)
5.3%
Cap rate
4.7%
DSCR
0.72
Year-1 write-off
$115,018
Year-1 tax shield @ 32%
$36,806
Year-1 return on equity
- Cash flow (annual)-$7,260
- Principal paydown$2,617
- Appreciation at%$11,997
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$8,205
- Platform fees (3% of revenue)$1,231
- Maintenance / capex (5% of revenue)$2,051
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,999
- Insurance (STR-rated)$2,339
Cash needed to close
- Down payment (25%)$99,975
- Closing costs (4.0%)$15,996
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$36,806
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)
$91,000 · 27%
Year-1 deduction
$115,000
Year-1 tax shield @ 32%
$37,000
Land 16% (county tax record, assessed value split) · building $244,000 over 39 years · new furniture $23,000
Based on: 1,668 sq ft, built 1989, 4 bd / 3 ba, unfurnished, listing features (fence, fireplace, flooring types).
IRS-guide safe-harbor floor: $90,000 in year 1 (20% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,700
Kitchen cabinetsdefault
$9,500 new × 40% good × 2.55 allocation
- $7,900
Kitchen countertopsdefault
$7,700 new × 40% good × 2.55 allocation
- $3,000
Decorative trimdefault
$2,900 new × 40% good × 2.55 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.55 allocation
- $1,500
Shelvingdefault
$1,500 new × 40% good × 2.55 allocation
- $4,300
Window coverings (17)default
$4,300 new × 40% good × 2.55 allocation
- $11,000
Carpet, vinyl & laminate (100% of floors)listing
$10,700 new × 40% good × 2.55 allocation
- $7,500
Kitchen & laundry equipment plumbingdefault
$7,400 new × 40% good × 2.55 allocation
- $4,500
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 2.55 allocation
- $8,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.55 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $10,800
Paving: driveway & walks (paved)default
$8,500 new × 50% good × 2.55 allocation
- $10,400
Landscaping (typical)default
$8,100 new × 50% good × 2.55 allocation
- $2,100
Patiosdefault
$1,600 new × 50% good × 2.55 allocation
- $2,100
Decks & porches (attached)default
$1,600 new × 50% good × 2.55 allocation
- $7,700
Fencinglisting
$6,000 new × 50% good × 2.55 allocation
- $184,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$180,300 new × 40% good × 2.55 allocation
- $19,100
Building plumbing & fixturesdefault
$18,800 new × 40% good × 2.55 allocation
- $18,800
Building electrical & lightingdefault
$18,400 new × 40% good × 2.55 allocation
- $19,200
HVACdefault
$18,800 new × 40% good × 2.55 allocation
- $2,700
Fireplacelisting
$2,600 new × 40% good × 2.55 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $81,200 | $33,100 | $800 | $115,000 |
| 2 | $0 | $0 | $6,300 | $6,300 |
| 3 | $0 | $0 | $6,300 | $6,300 |
| 4 | $0 | $0 | $6,300 | $6,300 |
| 5 | $0 | $0 | $6,300 | $6,300 |
| 6+ | $0 | $0 | $218,200 | $218,200 |
| Total | $81,200 | $33,100 | $244,000 | $358,200 |
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.