4348 Williamette St
Shasta Lake, CA 96019
$120,000
3 bd · 1 ba · 1,300 sqft · Listed 27d ago
View on Realtor.com →Year built
1938
Sqft
1,300
Lot sqft
21,780
HOA / mo
$0
Furnished
No
List date
2026-09-02T00:24:22.000000Z
Revenue
Annual revenue
$31,131
ADR
$131
Occupancy
65%
Cleaning fees (12 mo)
$3,796
Confidence
Low (37.82), 7 comps
Comp revenue range (p25 / median / p75)
Sunny California Retreat w/ Pool Access & Patio!
Vacation home · 2 bd · 1 ba · sleeps 4 · 0.5 mi
Revenue $25,344ADR $130Occ ≈ 53%5★ (1)
Shasta Lake Retreat! 4 Bedroom Home on 1/2 acre
House · 4 bd · 2 ba · sleeps 8 · 0.7 mi
Revenue $15,733ADR $250Occ ≈ 17%5★ (42)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Lounge + Lake House | 2 bd · 1 ba · sleeps 4 | $27,253 | $148 | 50% | 4.9★ (66) | 0.2 mi | AirbnbVrbo |
A Touch of Class and History II House | 2 bd · 2 ba · sleeps 6 | $1,246 | $178 | 2% | 5★ (1) | 0.4 mi | AirbnbVrbo |
A Touch Of Class and History House | 2 bd · 2 ba · sleeps 6 | $39,569 | $201 | 54% | 5★ (437) | 0.4 mi | AirbnbVrbo |
Sunny California Retreat w/ Pool Access & Patio! Vacation home | 2 bd · 1 ba · sleeps 4 | $25,344 | $130 | 53% | 5★ (1) | 0.5 mi | Booking |
White retreat-close to I5- Petfriendly near Bethel House | 3 bd · 2 ba · sleeps 8 | $51,172 | $175 | 80% | 4.8★ (81) | 0.6 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) | 0.6 mi | AirbnbVrbo |
Shasta Lake Retreat! 4 Bedroom Home on 1/2 acre House | 4 bd · 2 ba · sleeps 8 | $15,733 | $250 | 17% | 5★ (42) | 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
$31,131
NOI
$16,192
Cash flow /mo
$703
Cash needed
$54,300
Cash-on-cash
15.5%
ROE (yr 1)
23.6%
Cap rate
13.5%
DSCR
2.09
Year-1 write-off
$38,435
Year-1 tax shield @ 32%
$12,299
Year-1 return on equity
- Cash flow (annual)$8,433
- Principal paydown$785
- Appreciation at%$3,600
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,226
- Platform fees (3% of revenue)$934
- Maintenance / capex (5% of revenue)$1,557
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,500
- Insurance (STR-rated)$702
Cash needed to close
- Down payment (25%)$30,000
- Closing costs (4.0%)$4,800
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$12,299
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
$63,000
Short-life (5/15-yr)
$19,000 · 30%
Year-1 deduction
$38,000
Year-1 tax shield @ 32%
$12,000
Land 47% (county tax record, assessed value split) · building $44,000 over 39 years · new furniture $20,000
Based on: 1,300 sq ft, built 1938, 3 bd / 1 ba, unfurnished, listing features (fence, fireplace, flooring types).
IRS-guide safe-harbor floor: $33,000 in year 1 (22% short-life, $11,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $2,100
Kitchen cabinetsdefault
$8,700 new × 40% good × 0.60 allocation
- $1,700
Kitchen countertopsdefault
$7,100 new × 40% good × 0.60 allocation
- $500
Decorative trimdefault
$2,300 new × 40% good × 0.60 allocation
- $0
Mirrorsdefault
$200 new × 40% good × 0.60 allocation
- $300
Shelvingdefault
$1,200 new × 40% good × 0.60 allocation
- $800
Window coverings (13)default
$3,300 new × 40% good × 0.60 allocation
- $2,000
Carpet, vinyl & laminate (100% of floors)listing
$8,400 new × 40% good × 0.60 allocation
- $1,600
Kitchen & laundry equipment plumbingdefault
$6,700 new × 40% good × 0.60 allocation
- $1,000
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 0.60 allocation
- $1,900
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 0.60 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $2,200
Paving: driveway & walks (paved)default
$7,500 new × 50% good × 0.60 allocation
- $2,100
Landscaping (typical)default
$7,200 new × 50% good × 0.60 allocation
- $400
Patiosdefault
$1,300 new × 50% good × 0.60 allocation
- $400
Decks & porches (attached)default
$1,300 new × 50% good × 0.60 allocation
- $1,800
Fencinglisting
$6,000 new × 50% good × 0.60 allocation
- $33,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$140,700 new × 40% good × 0.60 allocation
- $3,500
Building plumbing & fixturesdefault
$14,600 new × 40% good × 0.60 allocation
- $3,300
Building electrical & lightingdefault
$13,800 new × 40% good × 0.60 allocation
- $3,500
HVACdefault
$14,600 new × 40% good × 0.60 allocation
- $600
Fireplacelisting
$2,600 new × 40% good × 0.60 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $31,400 | $6,900 | $100 | $38,400 |
| 2 | $0 | $0 | $1,100 | $1,100 |
| 3 | $0 | $0 | $1,100 | $1,100 |
| 4 | $0 | $0 | $1,100 | $1,100 |
| 5 | $0 | $0 | $1,100 | $1,100 |
| 6+ | $0 | $0 | $39,700 | $39,700 |
| Total | $31,400 | $6,900 | $44,400 | $82,700 |
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.