3245 Rancho Rd
Redding, CA 96002
$543,500
3 bd · 2 ba · 1,568 sqft · Listed 1d ago
View on Realtor.com →Year built
1977
Sqft
1,568
Lot sqft
43,560
HOA / mo
$0
Furnished
No
List date
2026-10-06T17:24:34.000000Z
Revenue
Annual revenue
$38,084
ADR
$164
Occupancy
64%
Cleaning fees (12 mo)
$5,087
Confidence
Med (56.46), 7 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $40,656
GHouse@ Lilac | Redding (Airport) Her.Hauspitality
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $21,909ADR $142Occ ≈ 42%5★ (2)
LUXE Modern getaway retreat
House · 3 bd · 1.5 ba · sleeps 6 · 1.4 mi
Revenue $10,293ADR $155Occ ≈ 18%4.8★ (7)
Delisted
Renovated Home - 3Bd/2Ba, Washer & Dryer
House · 3 bd · 2 ba · sleeps 6 · 1.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $52,578ADR $197Occ ≈ 73%5★ (181)
Sweet Escape. Cozy, central, fireplace & Netflix.
House · 3 bd · 2 ba · sleeps 8 · 1.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $46,477ADR $162Occ ≈ 79%4.8★ (399)
Calm, Cozy & Clean (5 beds + pooltable & foosball)
House · 3 bd · 1.5 ba · sleeps 7 · 1.8 mi
- Free parking
- Wifi
- Kitchen
- Washer
- +1
Revenue $33,641ADR $201Occ ≈ 46%5★ (202)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
GHouse@ Lilac | Redding (Airport) Her.Hauspitality House
| 3 bd · 2 ba · sleeps 6 | $21,909 | $142 | 42% | 5★ (2) | 0.4 mi | Airbnb |
LUXE Modern getaway retreat House | 3 bd · 1.5 ba · sleeps 6 | $10,293 | $155 | 18% | 4.8★ (7) | 1.4 mi | Delisted |
Renovated Home - 3Bd/2Ba, Washer & Dryer House
| 3 bd · 2 ba · sleeps 6 | $52,578 | $197 | 73% | 5★ (181) | 1.5 mi | Airbnb |
Sweet Escape. Cozy, central, fireplace & Netflix. House
| 3 bd · 2 ba · sleeps 8 | $46,477 | $162 | 79% | 4.8★ (399) | 1.7 mi | Airbnb |
Calm, Cozy & Clean (5 beds + pooltable & foosball) House
| 3 bd · 1.5 ba · sleeps 7 | $33,641 | $201 | 46% | 5★ (202) | 1.8 mi | Airbnb |
Forest Homes Retreat House
| 3 bd · 2 ba · sleeps 6 | $40,656 | $291 | 38% | 5★ (53) | 1.8 mi | AirbnbVrbo |
Timber Haven- Cozy Nest w/Hot Tub & EV Charger House
| 3 bd · 2 ba · sleeps 6 | $52,876 | $220 | 66% | 5★ (211) | 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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$38,084
NOI
$14,063
Cash flow /mo
-$1,828
Cash needed
$177,115
Cash-on-cash
-12.4%
ROE (yr 1)
-1.3%
Cap rate
2.6%
DSCR
0.39
Year-1 write-off
$164,971
Year-1 tax shield @ 32%
$52,791
Year-1 return on equity
- Cash flow (annual)-$21,932
- Principal paydown$3,385
- Appreciation at%$16,305
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)$7,617
- Platform fees (3% of revenue)$1,143
- Maintenance / capex (5% of revenue)$1,904
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,794
- Insurance (STR-rated)$3,179
Cash needed to close
- Down payment (25%)$135,875
- Closing costs (4.0%)$21,740
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$52,791
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
$349,000
Short-life (5/15-yr)
$145,000 · 42%
Year-1 deduction
$165,000
Year-1 tax shield @ 32%
$53,000
Land 36% (county tax record, assessed value split) · building $204,000 over 39 years · new furniture $20,000
Based on: 1,568 sq ft, built 1977, 3 bd / 2 ba, unfurnished, listing features (pool, fireplace, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $144,000 in year 1 (36% short-life, $46,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,400
Kitchen cabinetsdefault
$9,200 new × 40% good × 2.27 allocation
- $6,900
Kitchen countertopsdefault
$7,600 new × 40% good × 2.27 allocation
- $2,500
Decorative trimdefault
$2,700 new × 40% good × 2.27 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.27 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.27 allocation
- $3,600
Window coverings (16)default
$4,000 new × 40% good × 2.27 allocation
- $9,200
Carpet, vinyl & laminate (100% of floors)listing
$10,100 new × 40% good × 2.27 allocation
- $6,500
Kitchen & laundry equipment plumbingdefault
$7,200 new × 40% good × 2.27 allocation
- $3,900
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 40% good × 2.27 allocation
- $7,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.27 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,300
Paving: driveway & walks (paved)default
$8,200 new × 50% good × 2.27 allocation
- $9,000
Landscaping (typical)default
$7,900 new × 50% good × 2.27 allocation
- $1,800
Patiosdefault
$1,500 new × 50% good × 2.27 allocation
- $1,800
Decks & porches (attached)default
$1,500 new × 50% good × 2.27 allocation
- $73,800
Pool (in-ground)listing
$65,000 new × 50% good × 2.27 allocation
- $154,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$169,800 new × 40% good × 2.27 allocation
- $16,000
Building plumbing & fixturesdefault
$17,600 new × 40% good × 2.27 allocation
- $15,600
Building electrical & lightingdefault
$17,100 new × 40% good × 2.27 allocation
- $16,000
HVACdefault
$17,700 new × 40% good × 2.27 allocation
- $2,400
Fireplacelisting
$2,600 new × 40% good × 2.27 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $69,200 | $95,500 | $200 | $165,000 |
| 2 | $0 | $0 | $5,200 | $5,200 |
| 3 | $0 | $0 | $5,200 | $5,200 |
| 4 | $0 | $0 | $5,200 | $5,200 |
| 5 | $0 | $0 | $5,200 | $5,200 |
| 6+ | $0 | $0 | $183,000 | $183,000 |
| Total | $69,200 | $95,500 | $204,100 | $368,900 |
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.