8826 Heritage Ct
Redding, CA 96001
$989,900
4 bd · 4 ba · 4,173 sqft · Listed 7d ago
View on Realtor.com →Year built
1986
Sqft
4,173
Lot sqft
142,441
HOA / mo
$0
Furnished
No
List date
2026-09-22T18:10:21.000000Z
Revenue
Annual revenue
$100,304
ADR
$489
Occupancy
56%
Cleaning fees (12 mo)
$12,550
Confidence
Low (—), 4 comps
Comp revenue range (p25 / median / p75)
Montgomery Ranch - Main House
Vacation home · 3 bd · 2 ba · sleeps 10 · 1.4 mi
Revenue $79,197ADR $595Occ ≈ 36%—
Paradise Awaits You
House · 3 bd · 3.5 ba · sleeps 6 · 2.0 mi
Revenue $91,205ADR $402Occ ≈ 62%5★ (32)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Private Lake House with Pool and Sauna House | 3 bd · 2 ba · sleeps 10 | $63,820 | $419 | 42% | 4.9★ (28) | 1.4 mi | AirbnbVrbo |
Montgomery Ranch - Main House Vacation home | 3 bd · 2 ba · sleeps 10 | $79,197 | $595 | 36% | — | 1.4 mi | Booking |
Paradise Awaits You House | 3 bd · 3.5 ba · sleeps 6 | $91,205 | $402 | 62% | 5★ (32) | 2.0 mi | Airbnb |
11 Acres, Pool, Fire Pit, Hot Tub, Starlink, EV House | 4 bd · 3 ba · sleeps 10 | $112,453 | $584 | 53% | 5★ (46) | 2.1 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
$100,304
NOI
$51,339
Cash flow /mo
-$1,056
Cash needed
$310,071
Cash-on-cash
-4.1%
ROE (yr 1)
7.6%
Cap rate
5.2%
DSCR
0.80
Year-1 write-off
$285,026
Year-1 tax shield @ 32%
$91,208
Year-1 return on equity
- Cash flow (annual)-$12,672
- Principal paydown$6,478
- Appreciation at%$29,697
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$20,061
- Platform fees (3% of revenue)$3,009
- Maintenance / capex (5% of revenue)$5,015
- Utilities & supplies$4,200
- HOA$0
- Property tax$12,374
- Insurance (STR-rated)$5,791
Cash needed to close
- Down payment (25%)$247,475
- Closing costs (4.0%)$39,596
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$91,208
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
$845,000
Short-life (5/15-yr)
$260,000 · 31%
Year-1 deduction
$285,000
Year-1 tax shield @ 32%
$91,000
Land 15% (county tax record, assessed value split) · building $585,000 over 39 years · new furniture $23,000
Based on: 4,173 sq ft, built 1986, 4 bd / 4 ba, unfurnished, listing features (pool, deck, patio, fence, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $198,000 in year 1 (20% short-life, $63,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,700
Kitchen cabinetsdefault
$14,900 new × 40% good × 2.29 allocation
- $11,200
Kitchen countertopsdefault
$12,200 new × 40% good × 2.29 allocation
- $6,700
Decorative trimdefault
$7,300 new × 40% good × 2.29 allocation
- $500
Mirrorsdefault
$600 new × 40% good × 2.29 allocation
- $1,400
Shelvingdefault
$1,500 new × 40% good × 2.29 allocation
- $9,600
Window coverings (42)default
$10,500 new × 40% good × 2.29 allocation
- $6,200
Carpet, vinyl & laminate (25% of floors)listing
$6,700 new × 40% good × 2.29 allocation
- $10,700
Kitchen & laundry equipment plumbingdefault
$11,600 new × 40% good × 2.29 allocation
- $6,400
Kitchen, laundry & data equipment electricaldefault
$7,000 new × 40% good × 2.29 allocation
- $3,200
Appliances (range, microwave, dishwasher)listing
$3,500 new × 40% good × 2.29 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $19,200
Paving: driveway & walks (paved)default
$16,700 new × 50% good × 2.29 allocation
- $14,800
Landscaping (typical)default
$12,900 new × 50% good × 2.29 allocation
- $21,500
Patioslisting
$18,800 new × 50% good × 2.29 allocation
- $53,800
Decks & porches (attached)listing
$46,900 new × 50% good × 2.29 allocation
- $74,500
Pool (in-ground)listing
$65,000 new × 50% good × 2.29 allocation
- $6,900
Fencinglisting
$6,000 new × 50% good × 2.29 allocation
- $415,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$453,900 new × 40% good × 2.29 allocation
- $43,200
Building plumbing & fixturesdefault
$47,100 new × 40% good × 2.29 allocation
- $46,000
Building electrical & lightingdefault
$50,200 new × 40% good × 2.29 allocation
- $43,100
HVACdefault
$47,000 new × 40% good × 2.29 allocation
- $18,500
Hardwood & tile floorsdefault
$20,100 new × 40% good × 2.29 allocation
- $4,800
Fireplaces (2)listing
$5,300 new × 40% good × 2.29 allocation
- $13,700
Septic systemlisting
$12,000 new × 50% good × 2.29 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $92,600 | $190,500 | $1,900 | $285,000 |
| 2 | $0 | $0 | $15,000 | $15,000 |
| 3 | $0 | $0 | $15,000 | $15,000 |
| 4 | $0 | $0 | $15,000 | $15,000 |
| 5 | $0 | $0 | $15,000 | $15,000 |
| 6+ | $0 | $0 | $523,300 | $523,300 |
| Total | $92,600 | $190,500 | $585,200 | $868,300 |
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.