1547 Saint Andrews Dr
Redding, CA 96003
$599,500
3 bd · 2.5 ba · 2,351 sqft · Listed 10d ago
View on Realtor.com →Year built
2005
Sqft
2,351
Lot sqft
8,276
HOA / mo
$0
Furnished
No
List date
2026-09-19T15:26:34.000000Z
Revenue
Annual revenue
$48,166
ADR
$204
Occupancy
65%
Cleaning fees (12 mo)
$7,537
Confidence
Low (17.15), 10 comps
Comp revenue range (p25 / median / p75)
Prime Estate: 4BR Spacious Luxury & Forest Views
House · 4 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $3,739ADR $233Occ ≈ 4%5★ (1)
Upscale Spacious Home Best Neighbhd 30 Day Minimum
House · 4 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $12,745ADR $133Occ ≈ 26%—
Pool Hot Tub Fire Pit Pet Friendly BBQ 4BR
Vacation home · 4 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $6,713ADR $555Occ ≈ 3%—
4BR Retreat - Pool & Sauna on site
House · 4 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $29,671ADR $314Occ ≈ 26%4.5★ (13)
Pool/HotYoga/Cold Plunge/Sauna
House · 4 bd · 2.5 ba · sleeps 12 · 0.7 mi
Revenue $25,564ADR $449Occ ≈ 16%5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Perfect Redding Retreat w/Hot tub, Pool & King bed House | 3 bd · 3 ba · sleeps 8 | $74,065 | $348 | 58% | 4.9★ (120) | 0.2 mi | AirbnbVrbo |
Ohana Landing : ! Heated Pool ! Waters\ide* Spa* House | 4 bd · 2.5 ba · sleeps 10 | $76,622 | $494 | 42% | 4.9★ (129) | 0.3 mi | AirbnbVrbo |
Prime Estate: 4BR Spacious Luxury & Forest Views House | 4 bd · 2 ba · sleeps 8 | $3,739 | $233 | 4% | 5★ (1) | 0.4 mi | Airbnb |
Redding Home w/ Patio Near Fishing! House | 4 bd · 2 ba · sleeps 8 | $56,243 | $215 | 72% | 4.9★ (57) | 0.4 mi | AirbnbVrboBooking |
Family Escape | Dog Friendly + Hot Tub + Fire Pit House | 4 bd · 2 ba · sleeps 8 | $7,056 | $588 | 3% | 4.8★ (37) | 0.4 mi | AirbnbVrbo |
Sunny Pines | Pool & Spa+Central House | 4 bd · 2 ba · sleeps 10 | $94,126 | $479 | 54% | 4.9★ (25) | 0.4 mi | AirbnbVrbo |
Upscale Spacious Home Best Neighbhd 30 Day Minimum House | 4 bd · 2 ba · sleeps 6 | $12,745 | $133 | 26% | — | 0.5 mi | Airbnb |
Pool Hot Tub Fire Pit Pet Friendly BBQ 4BR Vacation home | 4 bd · 2 ba · sleeps 8 | $6,713 | $555 | 3% | — | 0.5 mi | Booking |
4BR Retreat - Pool & Sauna on site House | 4 bd · 2 ba · sleeps 6 | $29,671 | $314 | 26% | 4.5★ (13) | 0.5 mi | Airbnb |
Pool/HotYoga/Cold Plunge/Sauna House | 4 bd · 2.5 ba · sleeps 12 | $25,564 | $449 | 16% | 5★ (2) | 0.7 mi | Airbnb |
Show all 11 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
$48,166
NOI
$20,378
Cash flow /mo
$1,698
Cash needed
$642,980
Cash-on-cash (all cash)
3.2%
ROE (yr 1)
6.0%
Cap rate
3.4%
DSCR
—
Year-1 write-off
$101,307
Year-1 tax shield @ 32%
$32,418
Year-1 return on equity
- Cash flow (annual)$20,378
- Principal paydown (n/a, cash)$0
- Appreciation at%$17,985
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,633
- Platform fees (3% of revenue)$1,445
- Maintenance / capex (5% of revenue)$2,408
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,494
- Insurance (STR-rated)$3,507
Cash needed to close
- Purchase price (all cash)$599,500
- Closing costs (4.0%)$23,980
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$32,418
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
$507,000
Short-life (5/15-yr)
$80,000 · 16%
Year-1 deduction
$101,000
Year-1 tax shield @ 32%
$32,000
Land 15% (county tax record, assessed value split) · building $427,000 over 39 years · new furniture $20,000
Based on: 2,351 sq ft, built 2005, 3 bd / 2.5 ba, unfurnished, listing features (fireplace, stone counters, flooring types).
IRS-guide safe-harbor floor: $77,000 in year 1 (11% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,800
Kitchen cabinetsdefault
$11,000 new × 40% good × 2.02 allocation
- $9,000
Kitchen countertops (stone)listing
$11,200 new × 40% good × 2.02 allocation
- $3,300
Decorative trimdefault
$4,100 new × 40% good × 2.02 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 2.02 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 2.02 allocation
- $4,800
Window coverings (24)default
$6,000 new × 40% good × 2.02 allocation
- $6,100
Carpet, vinyl & laminate (50% of floors)listing
$7,600 new × 40% good × 2.02 allocation
- $10,000
Kitchen & laundry equipment plumbingdefault
$8,500 new × 58% good × 2.02 allocation
- $6,000
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 58% good × 2.02 allocation
- $6,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.02 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,100
Paving: driveway & walks (paved)default
$10,100 new × 50% good × 2.02 allocation
- $9,800
Landscaping (typical)default
$9,700 new × 50% good × 2.02 allocation
- $2,300
Patiosdefault
$2,300 new × 50% good × 2.02 allocation
- $2,300
Decks & porches (attached)default
$2,300 new × 50% good × 2.02 allocation
- $334,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$255,400 new × 65% good × 2.02 allocation
- $31,000
Building plumbing & fixturesdefault
$26,500 new × 58% good × 2.02 allocation
- $31,700
Building electrical & lightingdefault
$27,100 new × 58% good × 2.02 allocation
- $21,400
HVACdefault
$26,500 new × 40% good × 2.02 allocation
- $6,100
Hardwood & tile floorsdefault
$7,600 new × 40% good × 2.02 allocation
- $2,100
Fireplacelisting
$2,600 new × 40% good × 2.02 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $75,400 | $24,600 | $1,400 | $101,300 |
| 2 | $0 | $0 | $10,900 | $10,900 |
| 3 | $0 | $0 | $10,900 | $10,900 |
| 4 | $0 | $0 | $10,900 | $10,900 |
| 5 | $0 | $0 | $10,900 | $10,900 |
| 6+ | $0 | $0 | $381,800 | $381,800 |
| Total | $75,400 | $24,600 | $427,000 | $526,900 |
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 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.