3894 Appalachian Way

Redding, CA 96001

$420,000

3 bd · 2 ba · 1,494 sqft · Listed 21d ago

View on Realtor.com →

Low confidence

Year built

1985

Sqft

1,494

Lot sqft

9,148

HOA / mo

Furnished

List date

2026-09-08T21:48:13.000000Z

Revenue

Annual revenue

$44,168

ADR

$126

Occupancy

96%

Cleaning fees (12 mo)

$7,262

Confidence

Low (38.55), 6 comps

Comp revenue range (p25 / median / p75)

$23,584$38,869$44,633

Bright Redding Getaway
House · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $37,182ADR $201Occ ≈ 51%5★ (25)
Airbnb Vrbo
Andes Restful Retreat
House · 3 bd · 2.5 ba · sleeps 7 · 0.2 mi
Revenue $64,989ADR $294Occ ≈ 61%4.8★ (75)
Airbnb Vrbo
Dragonfly Retreat
House · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $3,047ADR $258Occ ≈ 3%4.5★ (2)
Airbnb
5 Mi to Sundial Bridge & River! Pet-Friendly Haven
House · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $19,051ADR $453Occ ≈ 12%4.5★ (2)
Airbnb Vrbo Booking
Westside 3 bed + office/ 3 king beds/ trails!
House · 3 bd · 3 ba · sleeps 9 · 0.5 mi
Revenue $40,556ADR $237Occ ≈ 47%5★ (14)
Airbnb Vrbo
The Trailhouse • Covered Deck🏖Views🌄 Foosball⚽️
House · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $45,992ADR $190Occ ≈ 66%4.9★ (130)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Bright Redding Getaway House	3 bd · 2 ba · sleeps 6	$37,182	$201	51%	5★ (25)	0.2 mi	Airbnb Vrbo
Andes Restful Retreat House	3 bd · 2.5 ba · sleeps 7	$64,989	$294	61%	4.8★ (75)	0.2 mi	Airbnb Vrbo
Dragonfly Retreat House	3 bd · 2 ba · sleeps 6	$3,047	$258	3%	4.5★ (2)	0.5 mi	Airbnb
5 Mi to Sundial Bridge & River! Pet-Friendly Haven House	3 bd · 2 ba · sleeps 8	$19,051	$453	12%	4.5★ (2)	0.5 mi	Airbnb Vrbo Booking
Westside 3 bed + office/ 3 king beds/ trails! House	3 bd · 3 ba · sleeps 9	$40,556	$237	47%	5★ (14)	0.5 mi	Airbnb Vrbo
The Trailhouse • Covered Deck🏖Views🌄 Foosball⚽️ House	3 bd · 2 ba · sleeps 6	$45,992	$190	66%	4.9★ (130)	0.6 mi	Airbnb Vrbo

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

Purchase priceAlready furnishedTax bracket

Est. revenue

$44,168

NOI

$20,524

Cash flow /mo

$1,710

Cash needed

$456,300

Cash-on-cash (all cash)

4.5%

ROE (yr 1)

7.3%

Cap rate

4.9%

DSCR

—

Year-1 write-off

$166,091

Year-1 tax shield @ 32%

$53,149

Year-1 return on equity

Cash flow (annual)$20,524
Principal paydown (n/a, cash)$0
Appreciation at%$12,600

ROE7.3%

ROE incl. year-1 tax savings (32% bracket, STR loophole)18.9%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$8,834
Platform fees (3% of revenue)$1,325
Maintenance / capex (5% of revenue)$2,208
Utilities & supplies$4,200
HOA$0
Property tax$5,250
Insurance (STR-rated)$2,457

Cash needed to close

Purchase price (all cash)$420,000
Closing costs (4.0%)$16,800
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$53,149

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

$355,000

Short-life (5/15-yr)

$146,000 · 41%

Year-1 deduction

$166,000

Year-1 tax shield @ 32%

$53,000

Land 16% (county tax record, assessed value split) · building $209,000 over 39 years · new furniture $20,000

Based on: 1,494 sq ft, built 1985, 3 bd / 2 ba, unfurnished, listing features (pool, fireplace, flooring types).

IRS-guide safe-harbor floor: $145,000 in year 1 (35% short-life, $46,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$65,800

Kitchen cabinetsdefault
$9,100 new × 40% good × 2.38 allocation
$8,600
Kitchen countertopsdefault
$7,400 new × 40% good × 2.38 allocation
$7,100
Decorative trimdefault
$2,600 new × 40% good × 2.38 allocation
$2,500
Mirrorsdefault
$300 new × 40% good × 2.38 allocation
$300
Shelvingdefault
$1,200 new × 40% good × 2.38 allocation
$1,100
Window coverings (15)default
$3,800 new × 40% good × 2.38 allocation
$3,600
Carpet, vinyl & laminate (50% of floors)listing
$4,800 new × 40% good × 2.38 allocation
$4,600
Kitchen & laundry equipment plumbingdefault
$7,100 new × 40% good × 2.38 allocation
$6,700
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 40% good × 2.38 allocation
$4,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.38 allocation
$7,700
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$99,600

Paving: driveway & walks (paved)default
$8,000 new × 50% good × 2.38 allocation
$9,500
Landscaping (typical)default
$7,700 new × 50% good × 2.38 allocation
$9,200
Patiosdefault
$1,500 new × 50% good × 2.38 allocation
$1,800
Decks & porches (attached)default
$1,500 new × 50% good × 2.38 allocation
$1,800
Pool (in-ground)listing
$65,000 new × 50% good × 2.38 allocation
$77,400

Building, 39-year$208,600

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$161,700 new × 40% good × 2.38 allocation
$154,100
Building plumbing & fixturesdefault
$16,800 new × 40% good × 2.38 allocation
$16,000
Building electrical & lightingdefault
$16,200 new × 40% good × 2.38 allocation
$15,400
HVACdefault
$16,800 new × 40% good × 2.38 allocation
$16,000
Hardwood & tile floorsdefault
$4,800 new × 40% good × 2.38 allocation
$4,600
Fireplacelisting
$2,600 new × 40% good × 2.38 allocation
$2,500

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$65,800	$99,600	$700	$166,100
2	$0	$0	$5,300	$5,300
3	$0	$0	$5,300	$5,300
4	$0	$0	$5,300	$5,300
5	$0	$0	$5,300	$5,300
6+	$0	$0	$186,500	$186,500
Total	$65,800	$99,600	$208,600	$374,000

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.