559 Brock Dr
Redding, CA 96003
$399,900
3 bd · 2.5 ba · 1,268 sqft · Listed 1d ago
View on Realtor.com →Year built
1989
Sqft
1,268
Lot sqft
6,098
HOA / mo
$0
Furnished
No
List date
2026-10-16T16:18:07.000000Z
Revenue
Annual revenue
$52,121
ADR
$208
Occupancy
69%
Cleaning fees (12 mo)
$7,339
Confidence
Low (29.35), 8 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $47,398
Cozy 3BR/2BA | Quiet & Safe | Near Bethel & Shops
House · 3 bd · 2 ba · sleeps 9 · 364 ft
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $2,246ADR $187Occ ≈ 3%5★ (1)
Charming Escape at Park Place - Cozy & Central
House · 3 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $50,238ADR $219Occ ≈ 63%4.8★ (38)
Delisted
Woodhill Estate*Walk by the River, Big yard!
House · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $46,159ADR $154Occ ≈ 82%4.8★ (195)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy 3BR/2BA | Quiet & Safe | Near Bethel & Shops House
| 3 bd · 2 ba · sleeps 9 | $2,246 | $187 | 3% | 5★ (1) | 364 ft | Airbnb |
Emerald House. Designer remodel. King bed. Central House
| 3 bd · 2 ba · sleeps 6 | $47,398 | $225 | 58% | 4.8★ (399) | 0.2 mi | AirbnbVrbo |
Charming Escape at Park Place - Cozy & Central House | 3 bd · 2 ba · sleeps 8 | $50,238 | $219 | 63% | 4.8★ (38) | 0.2 mi | Delisted |
Peaceful Family Hideaway, Private Fenced Yard House
| 3 bd · 2.5 ba · sleeps 6 | $81,490 | $259 | 86% | 5★ (132) | 0.2 mi | AirbnbVrbo |
Woodhill Estate*Walk by the River, Big yard! House | 3 bd · 2 ba · sleeps 6 | $46,159 | $154 | 82% | 4.8★ (195) | 0.2 mi | Delisted |
Martinique | Central Family Home House
| 3 bd · 2 ba · sleeps 6 | $22,848 | $239 | 26% | 5★ (14) | 0.4 mi | AirbnbVrbo |
Beautiful Home w/ Hot Tub & Pool House
| 3 bd · 3 ba · sleeps 8 | $84,452 | $395 | 59% | 4.7★ (139) | 0.4 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$52,121
NOI
$26,589
Cash flow /mo
-$16
Cash needed
$135,471
Cash-on-cash
-0.1%
ROE (yr 1)
10.5%
Cap rate
6.6%
DSCR
0.99
Year-1 write-off
$116,486
Year-1 tax shield @ 32%
$37,275
Year-1 return on equity
- Cash flow (annual)-$197
- Principal paydown$2,432
- Appreciation at%$11,997
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)$10,424
- Platform fees (3% of revenue)$1,564
- Maintenance / capex (5% of revenue)$2,606
- 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)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$37,275
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
$308,000
Short-life (5/15-yr)
$97,000 · 31%
Year-1 deduction
$116,000
Year-1 tax shield @ 32%
$37,000
Land 23% (county tax record, assessed value split) · building $211,000 over 39 years · new furniture $20,000
Based on: 1,268 sq ft, built 1989, 3 bd / 2.5 ba, unfurnished, listing features (deck, fireplace, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $74,000 in year 1 (18% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,800
Kitchen cabinetsdefault
$8,600 new × 40% good × 2.87 allocation
- $8,100
Kitchen countertopsdefault
$7,000 new × 40% good × 2.87 allocation
- $2,500
Decorative trimdefault
$2,200 new × 40% good × 2.87 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.87 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 2.87 allocation
- $3,700
Window coverings (13)default
$3,300 new × 40% good × 2.87 allocation
- $6,200
Carpet, vinyl & laminate (67% of floors)listing
$5,400 new × 40% good × 2.87 allocation
- $7,700
Kitchen & laundry equipment plumbingdefault
$6,700 new × 40% good × 2.87 allocation
- $4,600
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 40% good × 2.87 allocation
- $9,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.87 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,600
Paving: driveway & walks (paved)default
$7,400 new × 50% good × 2.87 allocation
- $10,200
Landscaping (typical)default
$7,100 new × 50% good × 2.87 allocation
- $1,800
Patiosdefault
$1,300 new × 50% good × 2.87 allocation
- $20,500
Decks & porches (attached)listing
$14,300 new × 50% good × 2.87 allocation
- $157,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$137,000 new × 40% good × 2.87 allocation
- $16,300
Building plumbing & fixturesdefault
$14,200 new × 40% good × 2.87 allocation
- $15,300
Building electrical & lightingdefault
$13,300 new × 40% good × 2.87 allocation
- $16,400
HVACdefault
$14,300 new × 40% good × 2.87 allocation
- $3,100
Hardwood & tile floorsdefault
$2,700 new × 40% good × 2.87 allocation
- $3,000
Fireplacelisting
$2,600 new × 40% good × 2.87 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $73,200 | $43,000 | $200 | $116,500 |
| 2 | $0 | $0 | $5,400 | $5,400 |
| 3 | $0 | $0 | $5,400 | $5,400 |
| 4 | $0 | $0 | $5,400 | $5,400 |
| 5 | $0 | $0 | $5,400 | $5,400 |
| 6+ | $0 | $0 | $189,500 | $189,500 |
| Total | $73,200 | $43,000 | $211,400 | $327,700 |
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.