5882 Farm House Ln
Redding, CA 96001
$459,000
4 bd · 2 ba · 1,861 sqft · Listed 1d ago
View on Realtor.com →Year built
1987
Sqft
1,861
Lot sqft
10,454
HOA / mo
$0
Furnished
No
List date
2026-10-13T14:53:35.000000Z
Revenue
Annual revenue
$49,498
ADR
$204
Occupancy
66%
Cleaning fees (12 mo)
$8,980
Confidence
Low (—), 4 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $49,014
Foosball+King Bed Costco Closeby Huge Master Suite
House · 4 bd · 2.5 ba · sleeps 10 · 1.1 mi
Revenue $42,149ADR $270Occ ≈ 43%4.2★ (17)
Redding Ranch Style House with Pool
House · 4 bd · 2 ba · sleeps 6 · 1.4 mi
- Pool
- A/C
- Free parking
- Pets OK
- +3
Revenue $56,549ADR $207Occ ≈ 75%4.9★ (275)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Rivercrest Branch House | Spacious + Bright House
| 4 bd · 2.5 ba · sleeps 9 | $47,857 | $391 | 34% | 4.7★ (20) | 1.0 mi | AirbnbVrboBooking |
Foosball+King Bed Costco Closeby Huge Master Suite House | 4 bd · 2.5 ba · sleeps 10 | $42,149 | $270 | 43% | 4.2★ (17) | 1.1 mi | Airbnb |
Redding Ranch Style House with Pool House
| 4 bd · 2 ba · sleeps 6 | $56,549 | $207 | 75% | 4.9★ (275) | 1.4 mi | Airbnb |
Large 4 bedroom w/ play space, office, 3 king beds House
| 4 bd · 3 ba · sleeps 10 | $50,170 | $247 | 56% | 5★ (43) | 1.6 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$49,498
NOI
$23,704
Cash flow /mo
-$587
Cash needed
$156,110
Cash-on-cash
-4.5%
ROE (yr 1)
6.1%
Cap rate
5.2%
DSCR
0.77
Year-1 write-off
$119,146
Year-1 tax shield @ 32%
$38,127
Year-1 return on equity
- Cash flow (annual)-$7,040
- Principal paydown$2,791
- Appreciation at%$13,770
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)$9,900
- Platform fees (3% of revenue)$1,485
- Maintenance / capex (5% of revenue)$2,475
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,738
- Insurance (STR-rated)$2,685
Cash needed to close
- Down payment (25%)$114,750
- Closing costs (4.0%)$18,360
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$38,127
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
$341,000
Short-life (5/15-yr)
$96,000 · 28%
Year-1 deduction
$119,000
Year-1 tax shield @ 32%
$38,000
Land 26% (county tax record, assessed value split) · building $245,000 over 39 years · new furniture $23,000
Based on: 1,861 sq ft, built 1987, 4 bd / 2 ba, unfurnished, listing features (covered patio, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $96,000 in year 1 (21% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,100
Kitchen cabinetsdefault
$9,900 new × 40% good × 2.31 allocation
- $7,500
Kitchen countertopsdefault
$8,100 new × 40% good × 2.31 allocation
- $3,000
Decorative trimdefault
$3,300 new × 40% good × 2.31 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.31 allocation
- $1,400
Shelvingdefault
$1,500 new × 40% good × 2.31 allocation
- $4,400
Window coverings (19)default
$4,800 new × 40% good × 2.31 allocation
- $11,100
Carpet, vinyl & laminate (100% of floors)listing
$12,000 new × 40% good × 2.31 allocation
- $7,100
Kitchen & laundry equipment plumbingdefault
$7,700 new × 40% good × 2.31 allocation
- $4,300
Kitchen, laundry & data equipment electricaldefault
$4,600 new × 40% good × 2.31 allocation
- $7,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.31 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $10,300
Paving: driveway & walks (paved)default
$8,900 new × 50% good × 2.31 allocation
- $10,000
Landscaping (typical)default
$8,600 new × 50% good × 2.31 allocation
- $17,800
Covered patiolisting
$15,400 new × 50% good × 2.31 allocation
- $2,100
Decks & porches (attached)default
$1,800 new × 50% good × 2.31 allocation
- $186,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$201,500 new × 40% good × 2.31 allocation
- $19,400
Building plumbing & fixturesdefault
$20,900 new × 40% good × 2.31 allocation
- $19,300
Building electrical & lightingdefault
$20,900 new × 40% good × 2.31 allocation
- $19,400
HVACdefault
$21,000 new × 40% good × 2.31 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $78,700 | $40,200 | $300 | $119,100 |
| 2 | $0 | $0 | $6,300 | $6,300 |
| 3 | $0 | $0 | $6,300 | $6,300 |
| 4 | $0 | $0 | $6,300 | $6,300 |
| 5 | $0 | $0 | $6,300 | $6,300 |
| 6+ | $0 | $0 | $219,300 | $219,300 |
| Total | $78,700 | $40,200 | $244,600 | $363,500 |
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.