700 Royal Oaks Dr
Redding, CA 96001
$879,900
4 bd · 3.5 ba · 3,990 sqft · Listed 6d ago
View on Realtor.com →Year built
1975
Sqft
3,990
Lot sqft
34,848
HOA / mo
$0
Furnished
No
List date
2026-11-06T08:18:16.000000Z
Revenue
Annual revenue
$61,685
ADR
$350
Occupancy
48%
Cleaning fees (12 mo)
$11,621
Confidence
Low (—), 3 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $62,995
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 FAMILY FUN GETAWAY !! 🎱🏓RecRoom⚽️🕹 BBQ♨️FirePit House
| 4 bd · 3 ba · sleeps 10 | $55,613 | $339 | 45% | 4.8★ (203) | 0.2 mi | AirbnbVrbo |
 Cozy 4bd House with Hot tub and Pool, Quiet Area House | 4 bd · 3 ba · sleeps 9 | $62,995 | $350 | 49% | 4.9★ (102) | 0.6 mi | AirbnbVrbo |
 The Stratford | Pool/Hot Tub + Arcade + Airhockey! House
| 4 bd · 3 ba · sleeps 11 | $71,281 | $473 | 41% | 4.9★ (94) | 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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$61,685
NOI
$25,387
Cash flow /mo
-$2,695
Cash needed
$284,171
Cash-on-cash
-11.4%
ROE (yr 1)
-0.1%
Cap rate
2.9%
DSCR
0.44
Year-1 write-off
$198,761
Year-1 tax shield @ 32%
$63,604
Year-1 return on equity
- Cash flow (annual)-$32,335
- Principal paydown$5,590
- Appreciation at%$26,397
Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$12,337
- Platform fees (3% of revenue)$1,851
- Maintenance / capex (5% of revenue)$3,084
- Utilities & supplies$4,200
- HOA$0
- Property tax$10,999
- Insurance (STR-rated)$5,147
Cash needed to close
- Down payment (25%)$219,975
- Closing costs (4.0%)$35,196
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$63,604
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
$763,000
Short-life (5/15-yr)
$169,000 · 22%
Year-1 deduction
$199,000
Year-1 tax shield @ 32%
$64,000
Land 13% (county tax record, assessed value split) · building $593,000 over 39 years · new furniture $29,000
Based on: 3,990 sq ft, built 1975, 4 bd / 3.5 ba, unfurnished, listing features (deck, game room, fireplace, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $108,000 in year 1 (10% short-life, $35,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,400
Kitchen cabinetsdefault
$14,500 new × 40% good × 2.47 allocation
- $11,800
Kitchen countertopsdefault
$11,900 new × 40% good × 2.47 allocation
- $6,900
Decorative trimdefault
$7,000 new × 40% good × 2.47 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.47 allocation
- $1,500
Shelvingdefault
$1,500 new × 40% good × 2.47 allocation
- $9,900
Window coverings (40)default
$10,000 new × 40% good × 2.47 allocation
- $11,200
Kitchen & laundry equipment plumbingdefault
$11,300 new × 40% good × 2.47 allocation
- $6,800
Kitchen, laundry & data equipment electricaldefault
$6,800 new × 40% good × 2.47 allocation
- $8,000
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.47 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $16,200
Paving: driveway & walks (paved)default
$13,100 new × 50% good × 2.47 allocation
- $15,600
Landscaping (typical)default
$12,600 new × 50% good × 2.47 allocation
- $4,900
Patiosdefault
$3,900 new × 50% good × 2.47 allocation
- $55,500
Decks & porches (attached)listing
$44,900 new × 50% good × 2.47 allocation
- $6,200
Gazebo / pergolalisting
$5,000 new × 50% good × 2.47 allocation
- $429,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$434,000 new × 40% good × 2.47 allocation
- $44,500
Building plumbing & fixturesdefault
$45,000 new × 40% good × 2.47 allocation
- $47,300
Building electrical & lightingdefault
$47,800 new × 40% good × 2.47 allocation
- $44,400
HVACdefault
$45,000 new × 40% good × 2.47 allocation
- $25,400
Hardwood & tile floorsdefault
$25,700 new × 40% good × 2.47 allocation
- $2,600
Fireplacelisting
$2,600 new × 40% good × 2.47 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $99,800 | $98,300 | $600 | $198,800 |
| 2 | $0 | $0 | $15,200 | $15,200 |
| 3 | $0 | $0 | $15,200 | $15,200 |
| 4 | $0 | $0 | $15,200 | $15,200 |
| 5 | $0 | $0 | $15,200 | $15,200 |
| 6+ | $0 | $0 | $532,000 | $532,000 |
| Total | $99,800 | $98,300 | $593,500 | $791,600 |
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, Georgia and Wisconsin 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.