1005 Grouse Dr
Redding, CA 96003
$375,000
3 bd · 2 ba · 1,316 sqft · Listed 13d ago
View on Realtor.com →Year built
1988
Sqft
1,316
Lot sqft
6,970
HOA / mo
$0
Furnished
No
List date
2026-09-16T23:44:25.000000Z
Revenue
Annual revenue
$28,703
ADR
$126
Occupancy
62%
Cleaning fees (12 mo)
$4,200
Confidence
Med (56.79), 12 comps
Comp revenue range (p25 / median / p75)
Redding Escape for Large Family #2
Townhouse · 3 bd · 2 ba · sleeps 6 · 197 ft
Revenue $31,261ADR $181Occ ≈ 47%4.9★ (224)
Redding Escape for Large Family
Townhouse · 3 bd · 2 ba · sleeps 6 · 279 ft
Revenue $31,939ADR $176Occ ≈ 50%4.9★ (233)
Old-Time Country Getaway in Redding
Townhouse · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi
Revenue $32,431ADR $160Occ ≈ 56%4.9★ (135)
Large Redding Home Away From Home
House · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi
Revenue $29,081ADR $133Occ ≈ 60%4.9★ (146)
Spacious Cozy Redding Home
House · 3 bd · 2.5 ba · sleeps 10 · 0.3 mi
Revenue $4,680ADR $130Occ ≈ 10%4.8★ (88)
Cozy Redding Home Close to Just About Everything
House · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi
Revenue $20,579ADR $135Occ ≈ 42%4.8★ (181)
Relaxing Home 15 mins to Lake
House · 3 bd · 2.5 ba · sleeps 6 · 0.3 mi
Revenue $35,026ADR $131Occ ≈ 73%4.9★ (36)
Warm and Cozy Redding Home
House · 3 bd · 2.5 ba · sleeps 8 · 0.4 mi
Revenue $37,000ADR $141Occ ≈ 72%4.9★ (230)
Quaint, quiet, and centrally located near Bethel!
House · 3 bd · 2 ba · sleeps 7 · 0.5 mi
Revenue $5,693ADR $96Occ ≈ 16%4.8★ (78)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Redding Escape for Large Family #2 Townhouse | 3 bd · 2 ba · sleeps 6 | $31,261 | $181 | 47% | 4.9★ (224) | 197 ft | Airbnb |
Redding Escape for Large Family Townhouse | 3 bd · 2 ba · sleeps 6 | $31,939 | $176 | 50% | 4.9★ (233) | 279 ft | Airbnb |
Modest luxury centrally located House | 3 bd · 2 ba · sleeps 6 | $41,653 | $358 | 32% | 4.8★ (54) | 0.2 mi | AirbnbVrbo |
Old-Time Country Getaway in Redding Townhouse | 3 bd · 2.5 ba · sleeps 8 | $32,431 | $160 | 56% | 4.9★ (135) | 0.3 mi | Airbnb |
Large Redding Home Away From Home House | 3 bd · 2.5 ba · sleeps 8 | $29,081 | $133 | 60% | 4.9★ (146) | 0.3 mi | Airbnb |
Spacious Cozy Redding Home House | 3 bd · 2.5 ba · sleeps 10 | $4,680 | $130 | 10% | 4.8★ (88) | 0.3 mi | Airbnb |
Cozy Redding Home Close to Just About Everything House | 3 bd · 2.5 ba · sleeps 8 | $20,579 | $135 | 42% | 4.8★ (181) | 0.3 mi | Airbnb |
Relaxing Home 15 mins to Lake House | 3 bd · 2.5 ba · sleeps 6 | $35,026 | $131 | 73% | 4.9★ (36) | 0.3 mi | Airbnb |
Warm and Cozy Redding Home House | 3 bd · 2.5 ba · sleeps 8 | $37,000 | $141 | 72% | 4.9★ (230) | 0.4 mi | Airbnb |
Quaint, quiet, and centrally located near Bethel! House | 3 bd · 2 ba · sleeps 7 | $5,693 | $96 | 16% | 4.8★ (78) | 0.5 mi | Airbnb |
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
Est. revenue
$28,703
NOI
$10,147
Cash flow /mo
$846
Cash needed
$409,500
Cash-on-cash (all cash)
2.5%
ROE (yr 1)
5.2%
Cap rate
2.7%
DSCR
—
Year-1 write-off
$102,236
Year-1 tax shield @ 32%
$32,715
Year-1 return on equity
- Cash flow (annual)$10,147
- Principal paydown (n/a, cash)$0
- Appreciation at%$11,250
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$5,741
- Platform fees (3% of revenue)$861
- Maintenance / capex (5% of revenue)$1,435
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,688
- Insurance (STR-rated)$2,194
Cash needed to close
- Purchase price (all cash)$375,000
- Closing costs (4.0%)$15,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$32,715
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
$274,000
Short-life (5/15-yr)
$82,000 · 30%
Year-1 deduction
$102,000
Year-1 tax shield @ 32%
$33,000
Land 27% (county tax record, assessed value split) · building $192,000 over 39 years · new furniture $20,000
Based on: 1,316 sq ft, built 1988, 3 bd / 2 ba, unfurnished, listing features (fence, flooring types).
IRS-guide safe-harbor floor: $80,000 in year 1 (22% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,000
Kitchen cabinetsdefault
$8,700 new × 40% good × 2.58 allocation
- $7,300
Kitchen countertopsdefault
$7,100 new × 40% good × 2.58 allocation
- $2,400
Decorative trimdefault
$2,300 new × 40% good × 2.58 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.58 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.58 allocation
- $3,400
Window coverings (13)default
$3,300 new × 40% good × 2.58 allocation
- $8,800
Carpet, vinyl & laminate (100% of floors)listing
$8,500 new × 40% good × 2.58 allocation
- $7,000
Kitchen & laundry equipment plumbingdefault
$6,800 new × 40% good × 2.58 allocation
- $4,200
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 2.58 allocation
- $8,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.58 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,700
Paving: driveway & walks (paved)default
$7,500 new × 50% good × 2.58 allocation
- $9,300
Landscaping (typical)default
$7,200 new × 50% good × 2.58 allocation
- $1,700
Patiosdefault
$1,300 new × 50% good × 2.58 allocation
- $1,700
Decks & porches (attached)default
$1,300 new × 50% good × 2.58 allocation
- $7,800
Fencinglisting
$6,000 new × 50% good × 2.58 allocation
- $147,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$142,300 new × 40% good × 2.58 allocation
- $15,300
Building plumbing & fixturesdefault
$14,800 new × 40% good × 2.58 allocation
- $14,400
Building electrical & lightingdefault
$14,000 new × 40% good × 2.58 allocation
- $15,300
HVACdefault
$14,800 new × 40% good × 2.58 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $71,400 | $30,200 | $600 | $102,200 |
| 2 | $0 | $0 | $4,900 | $4,900 |
| 3 | $0 | $0 | $4,900 | $4,900 |
| 4 | $0 | $0 | $4,900 | $4,900 |
| 5 | $0 | $0 | $4,900 | $4,900 |
| 6+ | $0 | $0 | $171,800 | $171,800 |
| Total | $71,400 | $30,200 | $192,100 | $293,700 |
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.