891 Sunriver Ln
Redding, CA 96001
$519,000
3 bd · 2.5 ba · 2,040 sqft · Listed 27d ago
View on Realtor.com →Year built
1984
Sqft
2,040
Lot sqft
14,810
HOA / mo
$0
Furnished
No
List date
2026-09-02T22:15:17.000000Z
Revenue
Annual revenue
$52,772
ADR
$252
Occupancy
57%
Cleaning fees (12 mo)
$6,636
Confidence
Med (61.26), 5 comps
Comp revenue range (p25 / median / p75)
Royal Oaks Cottage w/ direct park access
House · 3 bd · 2 ba · sleeps 7 · 0.3 mi
Revenue $36,398ADR $159Occ ≈ 63%4.9★ (179)
Havilah-Midcentury Modern 3/3 home
House · 3 bd · 3 ba · sleeps 7 · 0.7 mi
Revenue $31,363ADR $100Occ ≈ 86%4.5★ (8)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Westside Charmer Near Trails House | 3 bd · 2 ba · sleeps 6 | $43,636 | $253 | 47% | 4.8★ (28) | 0.2 mi | AirbnbVrbo |
Royal Oaks Cottage w/ direct park access House | 3 bd · 2 ba · sleeps 7 | $36,398 | $159 | 63% | 4.9★ (179) | 0.3 mi | Airbnb |
FAMILY FUN GETAWAY !! 🎱🏓RecRoom⚽️🕹 BBQ♨️FirePit House | 4 bd · 3 ba · sleeps 10 | $60,144 | $341 | 48% | 4.8★ (202) | 0.3 mi | AirbnbVrbo |
Relaxing Pool | Heated Spa | EV charger House | 3 bd · 2 ba · sleeps 6 | $78,802 | $330 | 65% | 5★ (79) | 0.4 mi | AirbnbVrboBooking |
Havilah-Midcentury Modern 3/3 home House | 3 bd · 3 ba · sleeps 7 | $31,363 | $100 | 86% | 4.5★ (8) | 0.7 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$52,772
NOI
$25,051
Cash flow /mo
-$709
Cash needed
$170,010
Cash-on-cash
-5.0%
ROE (yr 1)
6.2%
Cap rate
4.8%
DSCR
0.75
Year-1 write-off
$143,710
Year-1 tax shield @ 32%
$45,987
Year-1 return on equity
- Cash flow (annual)-$8,510
- Principal paydown$3,396
- Appreciation at%$15,570
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,554
- Platform fees (3% of revenue)$1,583
- Maintenance / capex (5% of revenue)$2,639
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,488
- Insurance (STR-rated)$3,036
Cash needed to close
- Down payment (25%)$129,750
- Closing costs (4.0%)$20,760
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$45,987
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
$433,000
Short-life (5/15-yr)
$123,000 · 28%
Year-1 deduction
$144,000
Year-1 tax shield @ 32%
$46,000
Land 17% (county tax record, assessed value split) · building $309,000 over 39 years · new furniture $20,000
Based on: 2,040 sq ft, built 1984, 3 bd / 2.5 ba, unfurnished, listing features (covered patio, fence, stone counters, flooring types).
IRS-guide safe-harbor floor: $114,000 in year 1 (22% short-life, $36,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,800
Kitchen cabinetsdefault
$10,300 new × 40% good × 2.62 allocation
- $11,000
Kitchen countertops (stone)listing
$10,500 new × 40% good × 2.62 allocation
- $3,700
Decorative trimdefault
$3,600 new × 40% good × 2.62 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.62 allocation
- $1,300
Shelvingdefault
$1,200 new × 40% good × 2.62 allocation
- $5,200
Window coverings (20)default
$5,000 new × 40% good × 2.62 allocation
- $9,200
Carpet, vinyl & laminate (67% of floors)listing
$8,800 new × 40% good × 2.62 allocation
- $8,400
Kitchen & laundry equipment plumbingdefault
$8,000 new × 40% good × 2.62 allocation
- $5,100
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 40% good × 2.62 allocation
- $8,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.62 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $15,300
Paving: driveway & walks (paved)default
$11,700 new × 50% good × 2.62 allocation
- $11,800
Landscaping (typical)default
$9,000 new × 50% good × 2.62 allocation
- $22,100
Covered patiolisting
$16,800 new × 50% good × 2.62 allocation
- $2,600
Decks & porches (attached)default
$2,000 new × 50% good × 2.62 allocation
- $7,900
Fencinglisting
$6,000 new × 50% good × 2.62 allocation
- $232,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$221,400 new × 40% good × 2.62 allocation
- $24,100
Building plumbing & fixturesdefault
$23,000 new × 40% good × 2.62 allocation
- $24,300
Building electrical & lightingdefault
$23,100 new × 40% good × 2.62 allocation
- $24,100
HVACdefault
$23,000 new × 40% good × 2.62 allocation
- $4,600
Hardwood & tile floorsdefault
$4,400 new × 40% good × 2.62 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $83,000 | $59,700 | $1,000 | $143,700 |
| 2 | $0 | $0 | $7,900 | $7,900 |
| 3 | $0 | $0 | $7,900 | $7,900 |
| 4 | $0 | $0 | $7,900 | $7,900 |
| 5 | $0 | $0 | $7,900 | $7,900 |
| 6+ | $0 | $0 | $276,600 | $276,600 |
| Total | $83,000 | $59,700 | $309,300 | $452,000 |
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.