3120 Sinaloa Trl
Redding, CA 96002
$335,000
2 bd · 2.5 ba · 1,601 sqft · Listed 5d ago
View on Realtor.com →Year built
2006
Sqft
1,601
Lot sqft
—
HOA / mo
$280
Furnished
No
List date
2026-09-24T21:41:20.000000Z
Revenue
Annual revenue
$36,457
ADR
$139
Occupancy
72%
Cleaning fees (12 mo)
$3,871
Confidence
Low (31.9), 5 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Forest Homes Retreat House | 3 bd · 2 ba · sleeps 6 | $37,882 | $292 | 36% | 5★ (46) | 0.3 mi | AirbnbVrbo |
 Redding Poolside Retreat | Family & Pet Friendly House | 3 bd · 2 ba · sleeps 6 | $63,449 | $238 | 73% | 4.8★ (157) | 0.5 mi | AirbnbVrbo |
 Quiet Redding Getaway ~ 7 Mi to Downtown! House | 3 bd · 2 ba · sleeps 6 | $44,782 | $210 | 58% | 4.8★ (59) | 0.6 mi | AirbnbVrboBooking |
 Comfortable 30+ Day Stay – Perfect for Work/Travel House | 3 bd · 2 ba · sleeps 8 | $16,255 | $169 | 26% | 4.8★ (6) | 0.6 mi | AirbnbVrbo |
 Charming 3BR SmartHome w WiFi Games Good Location! House | 3 bd · 2 ba · sleeps 8 | $5,922 | $423 | 4% | 4.5★ (2) | 0.7 mi | AirbnbVrbo |
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
$36,457
NOI
$13,044
Cash flow /mo
-$718
Cash needed
$113,150
Cash-on-cash
-7.6%
ROE (yr 1)
3.2%
Cap rate
3.9%
DSCR
0.60
Year-1 write-off
$48,795
Year-1 tax shield @ 32%
$15,614
Year-1 return on equity
- Cash flow (annual)-$8,618
- Principal paydown$2,192
- Appreciation at%$10,050
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,291
- Platform fees (3% of revenue)$1,094
- Maintenance / capex (5% of revenue)$1,823
- Utilities & supplies$4,200
- HOA$3,360
- Property tax$4,188
- Insurance (STR-rated)$1,960
Cash needed to close
- Down payment (25%)$83,750
- Closing costs (4.0%)$13,400
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$15,614
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
$223,000
Short-life (5/15-yr)
$32,000 · 14%
Year-1 deduction
$49,000
Year-1 tax shield @ 32%
$16,000
Land 33% (county tax record, assessed value split) · building $191,000 over 39 years · new furniture $16,000
Based on: 1,601 sq ft, built 2006, 2 bd / 2.5 ba, unfurnished, listing features (flooring types).
IRS-guide safe-harbor floor: $38,000 in year 1 (9% short-life, $12,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $4,900
Kitchen cabinetsdefault
$9,300 new × 40% good × 1.32 allocation
- $4,000
Kitchen countertopsdefault
$7,600 new × 40% good × 1.32 allocation
- $1,500
Decorative trimdefault
$2,800 new × 40% good × 1.32 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.32 allocation
- $500
Shelvingdefault
$900 new × 40% good × 1.32 allocation
- $2,100
Window coverings (16)default
$4,000 new × 40% good × 1.32 allocation
- $5,500
Carpet, vinyl & laminate (100% of floors)listing
$10,300 new × 40% good × 1.32 allocation
- $5,800
Kitchen & laundry equipment plumbingdefault
$7,200 new × 60% good × 1.32 allocation
- $3,500
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 60% good × 1.32 allocation
- $4,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.32 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $153,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$173,700 new × 67% good × 1.32 allocation
- $14,300
Building plumbing & fixturesdefault
$18,000 new × 60% good × 1.32 allocation
- $14,000
Building electrical & lightingdefault
$17,600 new × 60% good × 1.32 allocation
- $9,600
HVACdefault
$18,000 new × 40% good × 1.32 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $48,200 | $0 | $600 | $48,800 |
| 2 | $0 | $0 | $4,900 | $4,900 |
| 3 | $0 | $0 | $4,900 | $4,900 |
| 4 | $0 | $0 | $4,900 | $4,900 |
| 5 | $0 | $0 | $4,900 | $4,900 |
| 6+ | $0 | $0 | $170,900 | $170,900 |
| Total | $48,200 | $0 | $191,200 | $239,300 |
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.