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12764 Charters Ln

12764 Charters Ln

Redding, CA 96003

$359,900

3 bd · 1 ba · 1,170 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

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)

$26,915$44,488$49,640

Median revenue of shown comps: $44,488

  • *Family friendly *Hot Tub *2200 sq ft *2 acres

    House · 3 bd · 2 ba · sleeps 9 · 1.1 mi

    Revenue $56,514ADR $266Occ ≈ 58%4.7★ (128)

    AirbnbVrbo

  • Modern Woods Retreat

    House · 3 bd · 2 ba · sleeps 6 · 1.1 mi

    Revenue $43,933ADR $249Occ ≈ 48%5★ (18)

    Airbnb

  • Modern Woods Retreat | Treehouse, 10 min to Bethel

    House · 3 bd · 2 ba · sleeps 6 · 1.1 mi

    Revenue $16,290ADR $256Occ ≈ 17%5★ (11)

    AirbnbVrboBooking

  • Close to I5: Newer Pet-friendly Home Near Bethel

    House · 3 bd · 2 ba · sleeps 7 · 1.3 mi

    Revenue $21,242ADR $142Occ ≈ 41%3.7★ (3)

    AirbnbVrbo

  • White retreat-close to I5- Petfriendly near Bethel

    House · 3 bd · 2 ba · sleeps 8 · 1.4 mi

    Revenue $51,172ADR $175Occ ≈ 80%4.8★ (81)

    AirbnbVrboBooking

  • Shasta House

    House · 3 bd · 2 ba · sleeps 6 · 1.6 mi

    Revenue $45,043ADR $189Occ ≈ 65%5★ (86)

    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

$43,992

NOI

$21,410

Cash flow /mo

$1,784

Cash needed

$393,796

Cash-on-cash (all cash)

5.4%

ROE (yr 1)

8.2%

Cap rate

5.9%

DSCR

—

Year-1 write-off

$100,674

Year-1 tax shield @ 32%

$32,216

Year-1 return on equity

  • Cash flow (annual)$21,410
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$10,797
ROE8.2%

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

  • Purchase price (all cash)$359,900
  • 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.

5-year property$72,200

  • Kitchen cabinetsdefault

    $8,400 new × 40% good × 3.00 allocation

    $10,000

  • Kitchen countertopsdefault

    $6,800 new × 40% good × 3.00 allocation

    $8,200

  • Decorative trimdefault

    $2,000 new × 40% good × 3.00 allocation

    $2,500

  • Mirrorsdefault

    $200 new × 40% good × 3.00 allocation

    $200

  • Shelvingdefault

    $1,200 new × 40% good × 3.00 allocation

    $1,400

  • Window coverings (12)default

    $3,000 new × 40% good × 3.00 allocation

    $3,600

  • Carpet, vinyl & laminate (50% of floors)listing

    $3,800 new × 40% good × 3.00 allocation

    $4,500

  • Kitchen & laundry equipment plumbingdefault

    $6,500 new × 40% good × 3.00 allocation

    $7,800

  • Kitchen, laundry & data equipment electricaldefault

    $3,900 new × 40% good × 3.00 allocation

    $4,700

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

    $8,100 new × 40% good × 3.00 allocation

    $9,700

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$28,200

  • Paving: driveway & walks (paved)default

    $7,100 new × 50% good × 3.00 allocation

    $10,600

  • Landscaping (minimal)listing

    $3,400 new × 50% good × 3.00 allocation

    $5,100

  • Patiosdefault

    $1,200 new × 50% good × 3.00 allocation

    $1,700

  • Decks & porches (attached)default

    $1,200 new × 50% good × 3.00 allocation

    $1,700

  • Fencinglisting

    $6,000 new × 50% good × 3.00 allocation

    $9,000
Building, 39-year$223,600

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

    $126,500 new × 40% good × 3.00 allocation

    $151,800

  • Building plumbing & fixturesdefault

    $13,100 new × 40% good × 3.00 allocation

    $15,700

  • Building electrical & lightingdefault

    $12,100 new × 40% good × 3.00 allocation

    $14,500

  • HVACdefault

    $13,200 new × 40% good × 3.00 allocation

    $15,800

  • Hardwood & tile floorsdefault

    $3,800 new × 40% good × 3.00 allocation

    $4,500

  • Fireplacelisting

    $2,600 new × 40% good × 3.00 allocation

    $3,200

  • Septic systemlisting

    $12,000 new × 50% good × 3.00 allocation

    $18,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.