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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

13047 Spring Lake St

13047 Spring Lake St

Redding, CA 96003

$699,900

4 bd · 2.5 ba · 2,358 sqft · Listed 7d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

1994

Sqft

2,358

Lot sqft

70,567

HOA / mo

$187

Furnished

No

List date

2026-09-22T07:17:41.000000Z

Revenue

Annual revenue

$32,579

ADR

$187

Occupancy

48%

Cleaning fees (12 mo)

$4,905

Confidence

Low (-3.25), 5 comps

Comp revenue range (p25 / median / p75)

$2,923$31,854$45,702

  • 15 min from beautiful Shasta Lake. With lots of wildlife on gorgeous property.

    House · 3 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $2,923ADR $0Occ ≈ ——

    Vrbo

  • Redding Retreat Ranch

    House · 3 bd · 2.5 ba · sleeps 10 · 0.5 mi

    Revenue $82,274ADR $520Occ ≈ 43%4.9★ (223)

    AirbnbVrbo

  • Bear Mountain Retreat House

    House · 5 bd · 3.5 ba · sleeps 13 · 0.5 mi

    Revenue $31,854ADR $577Occ ≈ 15%5★ (8)

    Airbnb

  • Romantic Farmhouse 10 min. to Shasta Lake .

    House · 3 bd · 2 ba · sleeps 9 · 0.5 mi

    Revenue $544ADR $272Occ ≈ 1%4.5★ (6)

    AirbnbVrbo

  • Hot Tub, Dog-Friendly Yard! 3-Acre Redding Retreat

    House · 3 bd · 2 ba · sleeps 9 · 0.6 mi

    Revenue $45,702ADR $239Occ ≈ 52%4.7★ (21)

    AirbnbVrboBooking

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
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$32,579

NOI

$5,220

Cash flow /mo

-$3,337

Cash needed

$231,971

Cash-on-cash

-17.3%

ROE (yr 1)

-6.2%

Cap rate

0.7%

DSCR

0.12

Year-1 write-off

$215,214

Year-1 tax shield @ 32%

$68,869

Year-1 return on equity

  • Cash flow (annual)-$40,039
  • Principal paydown$4,580
  • Appreciation at%$20,997
ROE-6.2%
ROE incl. year-1 tax savings (32% bracket, STR loophole)23.5%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$6,516
  • Platform fees (3% of revenue)$977
  • Maintenance / capex (5% of revenue)$1,629
  • Utilities & supplies$4,200
  • HOA$2,244
  • Property tax$8,749
  • Insurance (STR-rated)$4,094

Cash needed to close

  • Down payment (25%)$174,975
  • Closing costs (4.0%)$27,996
  • Furnishing (bought new)$29,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$68,869

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

$602,000

Short-life (5/15-yr)

$185,000 · 31%

Year-1 deduction

$215,000

Year-1 tax shield @ 32%

$69,000

Land 14% (county tax record, assessed value split) · building $417,000 over 39 years · new furniture $29,000

Based on: 2,358 sq ft, built 1994, 4 bd / 2.5 ba, unfurnished, listing features (pool, game room, fireplace, stone counters, flooring types, septic).

IRS-guide safe-harbor floor: $183,000 in year 1 (25% short-life, $59,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$97,700

  • Kitchen cabinetsdefault

    $11,000 new × 40% good × 2.60 allocation

    $11,400

  • Kitchen countertops (stone)listing

    $11,200 new × 40% good × 2.60 allocation

    $11,700

  • Decorative trimdefault

    $4,100 new × 40% good × 2.60 allocation

    $4,300

  • Mirrorsdefault

    $300 new × 40% good × 2.60 allocation

    $300

  • Shelvingdefault

    $1,500 new × 40% good × 2.60 allocation

    $1,600

  • Window coverings (24)default

    $6,000 new × 40% good × 2.60 allocation

    $6,200

  • Carpet, vinyl & laminate (67% of floors)listing

    $10,100 new × 40% good × 2.60 allocation

    $10,500

  • Kitchen & laundry equipment plumbingdefault

    $8,500 new × 40% good × 2.60 allocation

    $8,900

  • Kitchen, laundry & data equipment electricaldefault

    $5,200 new × 40% good × 2.60 allocation

    $5,400

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

    $8,100 new × 40% good × 2.60 allocation

    $8,400

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$116,200

  • Paving: driveway & walks (paved)default

    $10,100 new × 50% good × 2.60 allocation

    $13,100

  • Landscaping (typical)default

    $9,700 new × 50% good × 2.60 allocation

    $12,600

  • Patiosdefault

    $2,300 new × 50% good × 2.60 allocation

    $3,000

  • Decks & porches (attached)default

    $2,300 new × 50% good × 2.60 allocation

    $3,000

  • Pool (in-ground)listing

    $65,000 new × 50% good × 2.60 allocation

    $84,500
Building, 39-year$417,500

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

    $255,800 new × 47% good × 2.60 allocation

    $310,400

  • Building plumbing & fixturesdefault

    $26,600 new × 40% good × 2.60 allocation

    $27,600

  • Building electrical & lightingdefault

    $27,200 new × 40% good × 2.60 allocation

    $28,200

  • HVACdefault

    $26,600 new × 40% good × 2.60 allocation

    $27,600

  • Hardwood & tile floorsdefault

    $5,100 new × 40% good × 2.60 allocation

    $5,300

  • Fireplacelisting

    $2,600 new × 40% good × 2.60 allocation

    $2,700

  • Septic systemlisting

    $12,000 new × 50% good × 2.60 allocation

    $15,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$97,700$116,200$1,300$215,200
2$0$0$10,700$10,700
3$0$0$10,700$10,700
4$0$0$10,700$10,700
5$0$0$10,700$10,700
6+$0$0$373,300$373,300
Total$97,700$116,200$417,500$631,400

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.