12764 Charters Ln
Redding, CA 96003
$359,900
3 bd · 1 ba · 1,170 sqft · Listed 1d ago
View on Realtor.com →Year built
1962
Sqft
1,170
Lot sqft
52,272
HOA / mo
$0
Furnished
No
List date
2026-10-02T19:12:01.000000Z
Revenue
Annual revenue
$43,992
ADR
$191
Occupancy
63%
Cleaning fees (12 mo)
$6,516
Confidence
Med (57.95), 6 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $44,488
Modern Woods Retreat
House · 3 bd · 2 ba · sleeps 6 · 1.1 mi
Revenue $43,933ADR $249Occ ≈ 48%5★ (18)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
*Family friendly *Hot Tub *2200 sq ft *2 acres House | 3 bd · 2 ba · sleeps 9 | $56,514 | $266 | 58% | 4.7★ (128) | 1.1 mi | AirbnbVrbo |
Modern Woods Retreat House | 3 bd · 2 ba · sleeps 6 | $43,933 | $249 | 48% | 5★ (18) | 1.1 mi | Airbnb |
Modern Woods Retreat | Treehouse, 10 min to Bethel House | 3 bd · 2 ba · sleeps 6 | $16,290 | $256 | 17% | 5★ (11) | 1.1 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) | 1.3 mi | AirbnbVrbo |
White retreat-close to I5- Petfriendly near Bethel House | 3 bd · 2 ba · sleeps 8 | $51,172 | $175 | 80% | 4.8★ (81) | 1.4 mi | AirbnbVrboBooking |
Shasta House House | 3 bd · 2 ba · sleeps 6 | $45,043 | $189 | 65% | 5★ (86) | 1.6 mi | 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
Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$43,992
NOI
$21,410
Cash flow /mo
-$202
Cash needed
$123,871
Cash-on-cash
-2.0%
ROE (yr 1)
8.6%
Cap rate
5.9%
DSCR
0.90
Year-1 write-off
$100,674
Year-1 tax shield @ 32%
$32,216
Year-1 return on equity
- Cash flow (annual)-$2,425
- Principal paydown$2,241
- Appreciation at%$10,797
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)$8,798
- Platform fees (3% of revenue)$1,320
- Maintenance / capex (5% of revenue)$2,200
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,499
- Insurance (STR-rated)$2,105
Cash needed to close
- Down payment (25%)$89,975
- Closing costs (4.0%)$14,396
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$32,216
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
$305,000
Short-life (5/15-yr)
$81,000 · 27%
Year-1 deduction
$101,000
Year-1 tax shield @ 32%
$32,000
Land 15% (county tax record, assessed value split) · building $224,000 over 39 years · new furniture $20,000
Based on: 1,170 sq ft, built 1962, 3 bd / 1 ba, unfurnished, listing features (fence, fireplace, flooring types, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $77,000 in year 1 (19% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,000
Kitchen cabinetsdefault
$8,400 new × 40% good × 3.00 allocation
- $8,200
Kitchen countertopsdefault
$6,800 new × 40% good × 3.00 allocation
- $2,500
Decorative trimdefault
$2,000 new × 40% good × 3.00 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 3.00 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 3.00 allocation
- $3,600
Window coverings (12)default
$3,000 new × 40% good × 3.00 allocation
- $4,500
Carpet, vinyl & laminate (50% of floors)listing
$3,800 new × 40% good × 3.00 allocation
- $7,800
Kitchen & laundry equipment plumbingdefault
$6,500 new × 40% good × 3.00 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 3.00 allocation
- $9,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 3.00 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,600
Paving: driveway & walks (paved)default
$7,100 new × 50% good × 3.00 allocation
- $5,100
Landscaping (minimal)listing
$3,400 new × 50% good × 3.00 allocation
- $1,700
Patiosdefault
$1,200 new × 50% good × 3.00 allocation
- $1,700
Decks & porches (attached)default
$1,200 new × 50% good × 3.00 allocation
- $9,000
Fencinglisting
$6,000 new × 50% good × 3.00 allocation
- $151,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$126,500 new × 40% good × 3.00 allocation
- $15,700
Building plumbing & fixturesdefault
$13,100 new × 40% good × 3.00 allocation
- $14,500
Building electrical & lightingdefault
$12,100 new × 40% good × 3.00 allocation
- $15,800
HVACdefault
$13,200 new × 40% good × 3.00 allocation
- $4,500
Hardwood & tile floorsdefault
$3,800 new × 40% good × 3.00 allocation
- $3,200
Fireplacelisting
$2,600 new × 40% good × 3.00 allocation
- $18,000
Septic systemlisting
$12,000 new × 50% good × 3.00 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $72,200 | $28,200 | $200 | $100,700 |
| 2 | $0 | $0 | $5,700 | $5,700 |
| 3 | $0 | $0 | $5,700 | $5,700 |
| 4 | $0 | $0 | $5,700 | $5,700 |
| 5 | $0 | $0 | $5,700 | $5,700 |
| 6+ | $0 | $0 | $200,400 | $200,400 |
| Total | $72,200 | $28,200 | $223,600 | $324,000 |
The building's share of the price ($305,000) is 3.0x our depreciated replacement cost of the home ($101,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.