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700 Royal Oaks Dr

700 Royal Oaks Dr

Redding, CA 96001

$879,900

4 bd · 3.5 ba · 3,990 sqft · Listed 6d ago

View on Realtor.com →
Low confidence

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)

$59,304$62,995$67,138

Median revenue of shown comps: $62,995

  • FAMILY FUN GETAWAY !! 🎱🏓RecRoom⚽️🕹 BBQ♨️FirePit

    House · 4 bd · 3 ba · sleeps 10 · 0.2 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +4

    Revenue $55,613ADR $339Occ ≈ 45%4.8★ (203)

    AirbnbVrbo

  • Cozy 4bd House with Hot tub and Pool, Quiet Area

    House · 4 bd · 3 ba · sleeps 9 · 0.6 mi

    Revenue $62,995ADR $350Occ ≈ 49%4.9★ (102)

    AirbnbVrbo

  • The Stratford | Pool/Hot Tub + Arcade + Airhockey!

    House · 4 bd · 3 ba · sleeps 11 · 0.7 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $71,281ADR $473Occ ≈ 41%4.9★ (94)

    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

Financing
Management

Est. revenue

$61,685

NOI

$25,387

Cash flow /mo

$2,116

Cash needed

$944,096

Cash-on-cash (all cash)

2.7%

ROE (yr 1)

5.5%

Cap rate

2.9%

DSCR

—

Year-1 write-off

$198,761

Year-1 tax shield @ 32%

$63,604

Year-1 return on equity

  • Cash flow (annual)$25,387
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$26,397
ROE5.5%

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

  • Purchase price (all cash)$879,900
  • 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.

5-year property$99,800

  • Kitchen cabinetsdefault

    $14,500 new × 40% good × 2.47 allocation

    $14,400

  • Kitchen countertopsdefault

    $11,900 new × 40% good × 2.47 allocation

    $11,800

  • Decorative trimdefault

    $7,000 new × 40% good × 2.47 allocation

    $6,900

  • Mirrorsdefault

    $500 new × 40% good × 2.47 allocation

    $400

  • Shelvingdefault

    $1,500 new × 40% good × 2.47 allocation

    $1,500

  • Window coverings (40)default

    $10,000 new × 40% good × 2.47 allocation

    $9,900

  • Kitchen & laundry equipment plumbingdefault

    $11,300 new × 40% good × 2.47 allocation

    $11,200

  • Kitchen, laundry & data equipment electricaldefault

    $6,800 new × 40% good × 2.47 allocation

    $6,800

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

    $8,100 new × 40% good × 2.47 allocation

    $8,000

  • 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$98,300

  • Paving: driveway & walks (paved)default

    $13,100 new × 50% good × 2.47 allocation

    $16,200

  • Landscaping (typical)default

    $12,600 new × 50% good × 2.47 allocation

    $15,600

  • Patiosdefault

    $3,900 new × 50% good × 2.47 allocation

    $4,900

  • Decks & porches (attached)listing

    $44,900 new × 50% good × 2.47 allocation

    $55,500

  • Gazebo / pergolalisting

    $5,000 new × 50% good × 2.47 allocation

    $6,200
Building, 39-year$593,500

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

    $434,000 new × 40% good × 2.47 allocation

    $429,200

  • Building plumbing & fixturesdefault

    $45,000 new × 40% good × 2.47 allocation

    $44,500

  • Building electrical & lightingdefault

    $47,800 new × 40% good × 2.47 allocation

    $47,300

  • HVACdefault

    $45,000 new × 40% good × 2.47 allocation

    $44,400

  • Hardwood & tile floorsdefault

    $25,700 new × 40% good × 2.47 allocation

    $25,400

  • Fireplacelisting

    $2,600 new × 40% good × 2.47 allocation

    $2,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.