20105 Freeman Way
Redding, CA 96002
$439,000
3 bd · 2 ba · 1,942 sqft · Listed 1d ago
View on Realtor.com →Year built
1982
Sqft
1,942
Lot sqft
135,907
HOA / mo
$0
Furnished
No
List date
2026-10-16T20:04:05.000000Z
Revenue
Annual revenue
$32,995
ADR
$148
Occupancy
61%
Cleaning fees (12 mo)
$4,440
Confidence
Low (33.75), 13 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $27,775
LUXE Modern getaway retreat
House · 3 bd · 1.5 ba · sleeps 6 · 1.0 mi
Revenue $10,293ADR $155Occ ≈ 18%4.8★ (7)
Delisted
GHouse@ Lilac | Redding (Airport) Her.Hauspitality
House · 3 bd · 2 ba · sleeps 6 · 1.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $21,909ADR $142Occ ≈ 42%5★ (2)
Calm, Cozy & Clean (5 beds + pooltable & foosball)
House · 3 bd · 1.5 ba · sleeps 7 · 1.3 mi
- Free parking
- Wifi
- Kitchen
- Washer
- +1
Revenue $33,641ADR $201Occ ≈ 46%5★ (203)
Sweet Escape. Cozy, central, fireplace & Netflix.
House · 3 bd · 2 ba · sleeps 8 · 1.3 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $46,477ADR $162Occ ≈ 79%4.8★ (399)
Renovated Home - 3Bd/2Ba, Washer & Dryer
House · 3 bd · 2 ba · sleeps 6 · 1.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $52,578ADR $197Occ ≈ 73%5★ (183)
Charming 3BR SmartHome w WiFi Games Good Location!
House · 3 bd · 2 ba · sleeps 8 · 1.8 mi
Revenue $5,922ADR $423Occ ≈ 4%4.5★ (2)
Comfortable 30+ Day Stay – Perfect for Work/Travel
House · 3 bd · 2 ba · sleeps 8 · 1.8 mi
Revenue $15,418ADR $169Occ ≈ 25%4.8★ (6)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
LUXE Modern getaway retreat House | 3 bd · 1.5 ba · sleeps 6 | $10,293 | $155 | 18% | 4.8★ (7) | 1.0 mi | Delisted |
GHouse@ Lilac | Redding (Airport) Her.Hauspitality House
| 3 bd · 2 ba · sleeps 6 | $21,909 | $142 | 42% | 5★ (2) | 1.1 mi | Airbnb |
Forest Homes Retreat House
| 3 bd · 2 ba · sleeps 6 | $40,656 | $291 | 38% | 5★ (53) | 1.1 mi | AirbnbVrbo |
Calm, Cozy & Clean (5 beds + pooltable & foosball) House
| 3 bd · 1.5 ba · sleeps 7 | $33,641 | $201 | 46% | 5★ (203) | 1.3 mi | Airbnb |
Sweet Escape. Cozy, central, fireplace & Netflix. House
| 3 bd · 2 ba · sleeps 8 | $46,477 | $162 | 79% | 4.8★ (399) | 1.3 mi | Airbnb |
Timber Haven- Cozy Nest w/Hot Tub & EV Charger House
| 3 bd · 2 ba · sleeps 6 | $52,876 | $220 | 66% | 5★ (213) | 1.6 mi | AirbnbVrbo |
Redding Poolside Retreat | Family & Pet Friendly House
| 3 bd · 2 ba · sleeps 6 | $62,679 | $231 | 74% | 4.8★ (163) | 1.6 mi | AirbnbVrbo |
Renovated Home - 3Bd/2Ba, Washer & Dryer House
| 3 bd · 2 ba · sleeps 6 | $52,578 | $197 | 73% | 5★ (183) | 1.6 mi | Airbnb |
Charming 3BR SmartHome w WiFi Games Good Location! House | 3 bd · 2 ba · sleeps 8 | $5,922 | $423 | 4% | 4.5★ (2) | 1.8 mi | Airbnb |
Comfortable 30+ Day Stay – Perfect for Work/Travel House | 3 bd · 2 ba · sleeps 8 | $15,418 | $169 | 25% | 4.8★ (6) | 1.8 mi | Airbnb |
Show 2 more
Ballpark
House · 3 bd · 2.5 ba · sleeps 6 · 1.8 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $7,730ADR $196Occ ≈ 11%—
Cozy 3/2 Mid-Century Modern Home With Backyard
House · 3 bd · 2 ba · sleeps 6 · 2.0 mi
Revenue $7,931ADR $105Occ ≈ 21%4.8★ (8)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Ballpark House
| 3 bd · 2.5 ba · sleeps 6 | $7,730 | $196 | 11% | — | 1.8 mi | Airbnb |
Cozy 3/2 Mid-Century Modern Home With Backyard House | 3 bd · 2 ba · sleeps 6 | $7,931 | $105 | 21% | 4.8★ (8) | 2.0 mi | Delisted |
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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$32,995
NOI
$12,159
Cash flow /mo
-$1,437
Cash needed
$146,810
Cash-on-cash
-11.7%
ROE (yr 1)
-1.0%
Cap rate
2.8%
DSCR
0.41
Year-1 write-off
$81,304
Year-1 tax shield @ 32%
$26,017
Year-1 return on equity
- Cash flow (annual)-$17,246
- Principal paydown$2,670
- Appreciation at%$13,170
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)$6,599
- Platform fees (3% of revenue)$990
- Maintenance / capex (5% of revenue)$1,650
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,488
- Insurance (STR-rated)$2,568
Cash needed to close
- Down payment (25%)$109,750
- Closing costs (4.0%)$17,560
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$26,017
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
$262,000
Short-life (5/15-yr)
$62,000 · 24%
Year-1 deduction
$81,000
Year-1 tax shield @ 32%
$26,000
Land 40% (county tax record, assessed value split) · building $200,000 over 39 years · new furniture $20,000
Based on: 1,942 sq ft, built 1982, 3 bd / 2 ba, unfurnished, listing features (fence, fireplace, flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $64,000 in year 1 (17% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,800
Kitchen cabinetsdefault
$10,100 new × 40% good × 1.68 allocation
- $5,500
Kitchen countertopsdefault
$8,200 new × 40% good × 1.68 allocation
- $2,300
Decorative trimdefault
$3,400 new × 40% good × 1.68 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.68 allocation
- $800
Shelvingdefault
$1,200 new × 40% good × 1.68 allocation
- $3,200
Window coverings (19)default
$4,800 new × 40% good × 1.68 allocation
- $5,600
Carpet, vinyl & laminate (67% of floors)listing
$8,300 new × 40% good × 1.68 allocation
- $5,300
Kitchen & laundry equipment plumbingdefault
$7,800 new × 40% good × 1.68 allocation
- $3,200
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 40% good × 1.68 allocation
- $5,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.68 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,700
Paving: driveway & walks (paved)default
$9,100 new × 50% good × 1.68 allocation
- $7,400
Landscaping (typical)default
$8,800 new × 50% good × 1.68 allocation
- $1,600
Patiosdefault
$1,900 new × 50% good × 1.68 allocation
- $1,600
Decks & porches (attached)default
$1,900 new × 50% good × 1.68 allocation
- $5,000
Fencinglisting
$6,000 new × 50% good × 1.68 allocation
- $141,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$210,700 new × 40% good × 1.68 allocation
- $14,700
Building plumbing & fixturesdefault
$21,900 new × 40% good × 1.68 allocation
- $14,700
Building electrical & lightingdefault
$21,900 new × 40% good × 1.68 allocation
- $14,700
HVACdefault
$21,900 new × 40% good × 1.68 allocation
- $2,800
Hardwood & tile floorsdefault
$4,200 new × 40% good × 1.68 allocation
- $1,800
Fireplacelisting
$2,600 new × 40% good × 1.68 allocation
- $10,100
Septic systemlisting
$12,000 new × 50% good × 1.68 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $57,800 | $23,300 | $200 | $81,300 |
| 2 | $0 | $0 | $5,100 | $5,100 |
| 3 | $0 | $0 | $5,100 | $5,100 |
| 4 | $0 | $0 | $5,100 | $5,100 |
| 5 | $0 | $0 | $5,100 | $5,100 |
| 6+ | $0 | $0 | $179,600 | $179,600 |
| Total | $57,800 | $23,300 | $200,400 | $281,500 |
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.