10247 Salmon Creek Rd
Redding, CA 96003
$329,900
3 bd · 2 ba · 1,290 sqft · Listed 7d ago
View on Realtor.com →Year built
1957
Sqft
1,290
Lot sqft
101,495
HOA / mo
$0
Furnished
No
List date
2026-09-22T17:48:17.000000Z
Revenue
Annual revenue
$31,685
ADR
$137
Occupancy
63%
Cleaning fees (12 mo)
$4,350
Confidence
Low (30.54), 12 comps
Comp revenue range (p25 / median / p75)
Winery Getaway - stay at Shasta's Oldest Vineyard
House · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $31,607ADR $267Occ ≈ 32%5★ (18)
Serene Homestead Hideaway
House · 3 bd · 2 ba · sleeps 6 · 1.6 mi
Revenue $27,057ADR $148Occ ≈ 50%4.7★ (21)
Comfy home + great outside space - 30 day
House · 3 bd · 2.5 ba · sleeps 7 · 1.7 mi
Revenue $6,219ADR $87Occ ≈ 20%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Budget Friendly. Clean Updated & a little Quirky Guest house | 3 bd · 1.5 ba · sleeps 4 | $10,357 | $80 | 35% | 4.8★ (24) | 0.5 mi | AirbnbVrbo |
8-Acre Retreat: Pool & Stunning Mt Lassen View! House | 3 bd · 3 ba · sleeps 8 | $49,185 | $298 | 45% | 5★ (14) | 0.6 mi | AirbnbVrboBooking |
Winery Getaway - stay at Shasta's Oldest Vineyard House | 3 bd · 2 ba · sleeps 6 | $31,607 | $267 | 32% | 5★ (18) | 0.6 mi | Airbnb |
Ballpark House | 3 bd · 2.5 ba · sleeps 6 | $7,107 | $197 | 10% | — | 1.1 mi | Airbnb |
Fayette House near Lema Ranch House | 3 bd · 2 ba · sleeps 8 | $52,415 | $196 | 73% | 5★ (119) | 1.6 mi | AirbnbVrbo |
Serene Homestead Hideaway House | 3 bd · 2 ba · sleeps 6 | $27,057 | $148 | 50% | 4.7★ (21) | 1.6 mi | Airbnb |
Comfy home + great outside space - 30 day House | 3 bd · 2.5 ba · sleeps 7 | $6,219 | $87 | 20% | — | 1.7 mi | Airbnb |
Comfortable 30+ Day Stay – Perfect for Work/Travel House | 3 bd · 2 ba · sleeps 8 | $16,255 | $169 | 26% | 4.8★ (6) | 1.8 mi | AirbnbVrbo |
Quiet Redding Getaway ~ 7 Mi to Downtown! House | 3 bd · 2 ba · sleeps 6 | $44,782 | $210 | 58% | 4.8★ (59) | 2.0 mi | AirbnbVrboBooking |
Redding Poolside Retreat | Family & Pet Friendly House | 3 bd · 2 ba · sleeps 6 | $63,449 | $238 | 73% | 4.8★ (157) | 2.1 mi | AirbnbVrbo |
Show all 12 comps
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
$31,685
NOI
$13,054
Cash flow /mo
-$690
Cash needed
$115,171
Cash-on-cash
-7.2%
ROE (yr 1)
3.3%
Cap rate
4.0%
DSCR
0.61
Year-1 write-off
$69,029
Year-1 tax shield @ 32%
$22,089
Year-1 return on equity
- Cash flow (annual)-$8,278
- Principal paydown$2,159
- Appreciation at%$9,897
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,337
- Platform fees (3% of revenue)$951
- Maintenance / capex (5% of revenue)$1,584
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,124
- Insurance (STR-rated)$1,930
Cash needed to close
- Down payment (25%)$82,475
- Closing costs (4.0%)$13,196
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$22,089
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
$198,000
Short-life (5/15-yr)
$49,000 · 25%
Year-1 deduction
$69,000
Year-1 tax shield @ 32%
$22,000
Land 40% (county tax record, assessed value split) · building $149,000 over 39 years · new furniture $20,000
Based on: 1,290 sq ft, built 1957, 3 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, septic).
IRS-guide safe-harbor floor: $54,000 in year 1 (17% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,300
Kitchen cabinetsdefault
$8,600 new × 40% good × 1.83 allocation
- $5,200
Kitchen countertopsdefault
$7,100 new × 40% good × 1.83 allocation
- $1,600
Decorative trimdefault
$2,300 new × 40% good × 1.83 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.83 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.83 allocation
- $2,400
Window coverings (13)default
$3,300 new × 40% good × 1.83 allocation
- $3,000
Carpet, vinyl & laminate (50% of floors)listing
$4,200 new × 40% good × 1.83 allocation
- $4,900
Kitchen & laundry equipment plumbingdefault
$6,700 new × 40% good × 1.83 allocation
- $3,000
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 1.83 allocation
- $5,900
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.83 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,800
Paving: driveway & walks (paved)default
$7,400 new × 50% good × 1.83 allocation
- $6,500
Landscaping (typical)default
$7,200 new × 50% good × 1.83 allocation
- $1,200
Patiosdefault
$1,300 new × 50% good × 1.83 allocation
- $1,200
Decks & porches (attached)default
$1,300 new × 50% good × 1.83 allocation
- $101,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$139,500 new × 40% good × 1.83 allocation
- $10,600
Building plumbing & fixturesdefault
$14,500 new × 40% good × 1.83 allocation
- $10,000
Building electrical & lightingdefault
$13,600 new × 40% good × 1.83 allocation
- $10,600
HVACdefault
$14,500 new × 40% good × 1.83 allocation
- $3,000
Hardwood & tile floorsdefault
$4,200 new × 40% good × 1.83 allocation
- $1,900
Fireplacelisting
$2,600 new × 40% good × 1.83 allocation
- $11,000
Septic systemlisting
$12,000 new × 50% good × 1.83 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $52,900 | $15,700 | $500 | $69,000 |
| 2 | $0 | $0 | $3,800 | $3,800 |
| 3 | $0 | $0 | $3,800 | $3,800 |
| 4 | $0 | $0 | $3,800 | $3,800 |
| 5 | $0 | $0 | $3,800 | $3,800 |
| 6+ | $0 | $0 | $133,100 | $133,100 |
| Total | $52,900 | $15,700 | $148,900 | $217,400 |
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.