2041 Grand Coulee Blvd
Shasta Lake, CA 96019
$324,900
3 bd · 2 ba · 1,587 sqft · Listed 1d ago
View on Realtor.com →Year built
1947
Sqft
1,587
Lot sqft
6,970
HOA / mo
$0
Furnished
No
List date
2026-10-02T20:30:23.000000Z
Revenue
Annual revenue
$43,173
ADR
$198
Occupancy
60%
Cleaning fees (12 mo)
$7,218
Confidence
Med (69.57), 8 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $45,702
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Beautiful Country House. House | 3 bd · 2 ba · sleeps 8 | $57,981 | $289 | 55% | 4.9★ (148) | 1.0 mi | AirbnbVrbo |
 Shasta House House | 3 bd · 2 ba · sleeps 6 | $45,043 | $189 | 65% | 5★ (86) | 1.2 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 |
 Close to I5: Newer Pet-friendly Home Near Bethel House | 3 bd · 2 ba · sleeps 7 | $21,242 | $142 | 41% | 3.7★ (3) | 1.2 mi | AirbnbVrbo |
 Home in Shasta Lake Near Redding: Early Check-In! House | 3 bd · 2 ba · sleeps 8 | $41,034 | $232 | 48% | 5★ (79) | 1.9 mi | AirbnbVrboBooking |
 *Family friendly *Hot Tub *2200 sq ft *2 acres House | 3 bd · 2 ba · sleeps 9 | $56,514 | $266 | 58% | 4.7★ (128) | 2.1 mi | AirbnbVrbo |
 Hot Tub, Dog-Friendly Yard! 3-Acre Redding Retreat House | 3 bd · 2 ba · sleeps 9 | $45,702 | $239 | 52% | 4.7★ (21) | 2.1 mi | AirbnbVrboBooking |
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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$43,173
NOI
$21,410
Cash flow /mo
-$9
Cash needed
$119,721
Cash-on-cash
-0.1%
ROE (yr 1)
9.7%
Cap rate
6.6%
DSCR
1.00
Year-1 write-off
$99,751
Year-1 tax shield @ 32%
$31,920
Year-1 return on equity
- Cash flow (annual)-$107
- Principal paydown$2,023
- Appreciation at%$9,747
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)$8,635
- Platform fees (3% of revenue)$1,295
- Maintenance / capex (5% of revenue)$2,159
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,061
- Insurance (STR-rated)$1,901
Cash needed to close
- Down payment (25%)$81,225
- Closing costs (4.0%)$12,996
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$31,920
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
$284,000
Short-life (5/15-yr)
$74,000 · 26%
Year-1 deduction
$100,000
Year-1 tax shield @ 32%
$32,000
Land 13% (county tax record, assessed value split) · building $210,000 over 39 years · new furniture $26,000
Based on: 1,587 sq ft, built 1947, 3 bd / 2 ba, unfurnished, listing features (game room, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $78,000 in year 1 (18% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,700
Kitchen cabinetsdefault
$9,300 new × 40% good × 2.34 allocation
- $7,100
Kitchen countertopsdefault
$7,600 new × 40% good × 2.34 allocation
- $2,600
Decorative trimdefault
$2,800 new × 40% good × 2.34 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.34 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.34 allocation
- $3,700
Window coverings (16)default
$4,000 new × 40% good × 2.34 allocation
- $9,500
Carpet, vinyl & laminate (100% of floors)listing
$10,200 new × 40% good × 2.34 allocation
- $6,700
Kitchen & laundry equipment plumbingdefault
$7,200 new × 40% good × 2.34 allocation
- $4,100
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 2.34 allocation
- $7,600
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.34 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $9,600
Paving: driveway & walks (paved)default
$8,300 new × 50% good × 2.34 allocation
- $9,300
Landscaping (typical)default
$7,900 new × 50% good × 2.34 allocation
- $1,800
Patiosdefault
$1,600 new × 50% good × 2.34 allocation
- $1,800
Decks & porches (attached)default
$1,600 new × 50% good × 2.34 allocation
- $160,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$171,900 new × 40% good × 2.34 allocation
- $16,700
Building plumbing & fixturesdefault
$17,800 new × 40% good × 2.34 allocation
- $16,200
Building electrical & lightingdefault
$17,400 new × 40% good × 2.34 allocation
- $16,700
HVACdefault
$17,900 new × 40% good × 2.34 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $76,900 | $22,600 | $200 | $99,800 |
| 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 | $188,500 | $188,500 |
| Total | $76,900 | $22,600 | $210,300 | $309,800 |
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.